New Construction Fourplex in
For Sale
$520,000
11405 25th St, McAllen, TX 78504
New construction fourplex with three-bedroom units in McAllen, Texas.
Property Size4,004 SF
Price / SF$129.87
Days on Market157
Property Features for 11405 25th St
General Information
Standard status
Active
Size
4,004 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
WINNERS CIRCLE
(956) 821-6170
Listed By:
Avinaash Nash Buxani · License #TREC#0712106
Source:
Aregtx
Added: Mar 27
Changed: Aug 23
Last Checked: Aug 29 at 11:49AM
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 is a new construction fourplex located in the heart of North McAllen, Texas, specifically in the 78504 area. The property is situated in a central location for innovation in the Rio Grande Valley. The fourplex features all three-bedroom units, with appliances installed. Fencing is included. Upon completion, the property will be turnkey ready. These fourplexes are the only all three-bedroom unit apartments in the surrounding area. The property has a total size of 4004 square feet and is suited for investment or residence.
Key Highlights
- New construction fourplex in North Mcallen, TX (78504)
- All units are 3‑bedroom apartments
- Turnkey ready** upon completion
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
Property Profile
Current Use
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 - New construction fourplex with three-bedroom units in McAllen, Texas.
Where is this quadplex located?
The property is located at 11405 25th St 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: New construction fourplex in North Mcallen, TX (78504); All units are **3‑bedroom apartments**; Turnkey ready** upon completion
