New Construction
For Sale
$520,000
11309 25th Street, McAllen, TX 78504
Four three-bedroom units include installed appliances and a fenced property in North McAllen.
Property Size4,004 SF
Days on Market41
Property Features for 11309 25th Street
General Information
Standard status
Active
Size
4,004 SF
Total Parking Spaces
8
Property subtype
Multi Family Home
Units
Unit Mix
4 x 3BR
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1.00
Building Details
Building Size
4,004 SF
Year Built
2025
Buildings
2
Stories
1
Units
4
Listing Agency:
WINNERS CIRCLE
(956) 949-9337
Listed By:
Avinaash Nash Buxani · License #TREC#0712106
(956) 949-9337
Source:
Buyingandsellingmcallen
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 25 at 9:10AM
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 WINNERS CIRCLE
Investment Insights
Based on property information with market context.
This planned fourplex comprises four three-bedroom residential units within a 4,004-square-foot property. Appliances are installed, and the property will be fenced. Construction has begun, with completion described as approximately four months away.
The property is located at 11309 25th St in McAllen, Texas 78504. Its 2025 year built designation reflects the new-construction format, while the uniform three-bedroom layout provides a consistent configuration across all four units.
The property is located at 11309 25th St in McAllen, Texas 78504. Its 2025 year built designation reflects the new-construction format, while the uniform three-bedroom layout provides a consistent configuration across all four units.
Key Highlights
- Fourplex with four three‑bedroom units
- 4,004‑square‑foot property
- New construction with 2025 year built
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
$36,180
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
6.96%
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%
$723,600
$723.6K
Cap Rate 7%
$516,857
$516.9K
Cap Rate 9%
$402,000
$402.0K
Market Conditions
NOI Build-Up for 4,004 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
$55.3K $13.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$51.7K $12.91/SF
− OpEx
−$15.5K −$3.87/SF
NOI
$36.2K $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%
$723,600
Cap Rate 7%
$516,857
Cap Rate 9%
$402,000
Alternative Uses
Best Use
Multifamily LT 5
$516.9K
$452.3K – $603.0K
NOI $36,180 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$475.0K
$415.6K – $554.2K
NOI $33,250 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$1.09M
$951.4K – $1.27M
NOI $76,108 @ 7.0% cap · market cap 14.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
81
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
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 three-bedroom units include installed appliances and a fenced property in North McAllen.
Where is this quadplex located?
The property is located at 11309 25th Street McAllen, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Fourplex with four three‑bedroom units; 4,004‑square‑foot property; New construction with 2025 year built
