Renovated
For Sale
$385,000
1112 Fern Avenue McAllen, McAllen, TX 78501
Three residences include one 1BR/1BA unit and two 2BR/1BA units in a recently renovated property.
Property Size2,894 SF
Days on Market13
Property Features for 1112 Fern Avenue McAllen
General Information
Standard status
Active
Size
2,894 SF
Property subtype
Triplex
Units
Unit Mix
1 x 1BR/1BA, 2 x 2BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,614
Building Details
Building Size
2,894 SF
Year Built
1979
Listing Agency:
LPT Realty LLC
(956) 249-7933
Listed By:
Brandy Ruiz
Source:
Primeluxuryrealestate
Added: Aug 18
Changed: Aug 25
Last Checked: Aug 29 at 4:51PM
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 LPT Realty LLC
Investment Insights
Based on property information with market context.
This 2,894-square-foot triplex at 1112 W Fern Ave in McAllen, Texas, contains three residential units with a practical mix of one 1BR/1BA residence and two 2BR/1BA residences. The property has been recently renovated, providing updated improvements across the asset.
The location offers proximity to major McAllen thoroughfares, shopping, dining, and schools. The configuration provides a straightforward multifamily layout with varied unit sizes within a single property.
The location offers proximity to major McAllen thoroughfares, shopping, dining, and schools. The configuration provides a straightforward multifamily layout with varied unit sizes within a single property.
Key Highlights
- Three‑unit multifamily property totaling 2,894 square feet
- Unit mix includes one 1BR/1BA and two 2BR/1BA residences
- Recently renovated property
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
$26,150
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
6.79%
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%
$523,000
$523.0K
Cap Rate 7%
$373,571
$373.6K
Cap Rate 9%
$290,556
$290.6K
Market Conditions
NOI Build-Up for 2,894 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
$39.9K $13.80/SF
− Vacancy
−$2.6K −$0.89/SF
EGI
$37.4K $12.91/SF
− OpEx
−$11.2K −$3.87/SF
NOI
$26.2K $9.04/SF
Area
McAllen, TX
Vacancy
6.46%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$523,000
Cap Rate 7%
$373,571
Cap Rate 9%
$290,556
Alternative Uses
Best Use
Multifamily LT 5
$373.6K
$326.9K – $435.8K
NOI $26,150 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$343.3K
$300.4K – $400.5K
NOI $24,032 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$785.8K
$687.6K – $916.8K
NOI $55,009 @ 7.0% cap · market cap 14.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
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?
Triplex - Three residences include one 1BR/1BA unit and two 2BR/1BA units in a recently renovated property.
Where is this triplex located?
The property is located at 1112 Fern Avenue McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Three‑unit multifamily property totaling 2,894 square feet; Unit mix includes one 1BR/1BA and two 2BR/1BA residences; Recently renovated property
