Quadplex with Private
For Sale
$409,900
Pending
1104 W Fern Ave, McAllen, TX 78501
Four residential units offer two-bedroom, two-bath layouts, private backyards, and on-site laundry.
Property Size4,488 SF
Days on Market289
Property Features for 1104 W Fern Ave
General Information
Standard status
Pending
Size
4,488 SF
Total Parking Spaces
16
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$9,899
Amenities
on-site laundry facility
Building Details
Buildings
1
Listing Agency:
HCH Realty
(956) 207-6328
Listed By:
Frank Garcia
(956) 207-6328
Source:
Exprealty
Added: Nov 14, 2025
Changed: Aug 20
Last Checked: Aug 29 at 1:46PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HCH Realty
Investment Insights
Based on property information with market context.
This 4,488-square-foot quadplex at 1104 W Fern Ave includes four residential units, each arranged with two bedrooms and two bathrooms. Individual backyards provide dedicated outdoor space, while an on-site laundry facility supports resident convenience. The property also includes 16 parking spaces.
The building sits near 10th & Fern in McAllen, behind the BMW dealership and within walking distance of H-E-B, restaurants, shopping, and everyday services. The roof is 7 years old, and two units have new A/C systems; one of those units also has a new outside A/C unit.
The building sits near 10th & Fern in McAllen, behind the BMW dealership and within walking distance of H-E-B, restaurants, shopping, and everyday services. The roof is 7 years old, and two units have new A/C systems; one of those units also has a new outside A/C unit.
Key Highlights
- Fourplex with four 2‑bedroom, 2‑bath units
- 4488 square feet across the property
- Each unit includes a large private backyard
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$37,269
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.09%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$745,380
$745.4K
Cap Rate 7%
$532,414
$532.4K
Cap Rate 9%
$414,100
$414.1K
Market Conditions
NOI Build-Up for 4,488 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$72.7K $16.20/SF
− Vacancy
−$4.9K −$1.10/SF
EGI
$67.8K $15.10/SF
− OpEx
−$30.5K −$6.79/SF
NOI
$37.3K $8.30/SF
Area
McAllen, TX
Vacancy
6.80%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$745,380
Cap Rate 7%
$532,414
Cap Rate 9%
$414,100
Alternative Uses
Best Use
Multifamily LT 5
$579.3K
$506.9K – $675.9K
NOI $40,553 @ 7.0% cap · market cap 9.89%
Second Best
Apartment 5plus
$532.4K
$465.9K – $621.2K
NOI $37,269 @ 7.0% cap · market cap 9.09%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,308 @ 7.0% cap · market cap 20.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,241
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer two-bedroom, two-bath layouts, private backyards, and on-site laundry.
Where is this quadplex located?
The property is located at 1104 W Fern Ave McAllen, TX.
What is the asking price?
The asking price for this property is $409,900.
What are key features of this property?
This property features: Fourplex with four 2‑bedroom, 2‑bath units; 4488 square feet across the property; Each unit includes a large private backyard
