New Construction
For Sale
$518,000
11502 N 25th Street McAllen, McAllen, TX 78504
New construction fourplex featuring four three-bedroom units with appliances installed and fenced lots.
Property Size4,004 SF
Days on Market43
Property Features for 11502 N 25th Street McAllen
General Information
Standard status
Active
Size
4,004 SF
Property subtype
Quadruplex
Additional Details
Fenced Yard
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1.00
Building Details
Building Size
4,004 SF
Year Built
2025
Tenancy
Multi
Listing Agency:
WINNERS CIRCLE
Listed By:
Avinaash Nash Buxani · License #TREC#0712106
(956) 821-6170
Source:
Primeluxuryrealestate
Added: Jul 27
Changed: Sep 3
Last Checked: Sep 6 at 10:42AM
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.
New construction fourplex in McAllen, Texas, currently under development, with four three-bedroom units. Appliances are installed, and the property includes fenced features for each unit.
The project is located at 11502 N 25th St in the 78504 area of North McAllen. Construction has begun and the estimated completion timeline is approximately four months from the start date.
This offering consists of a four-unit residential income property with all units configured as three-bedroom layouts, designed to be turnkey ready upon completion.
The project is located at 11502 N 25th St in the 78504 area of North McAllen. Construction has begun and the estimated completion timeline is approximately four months from the start date.
This offering consists of a four-unit residential income property with all units configured as three-bedroom layouts, designed to be turnkey ready upon completion.
Key Highlights
- New construction fourplex built in 2025
- Four three‑bedroom units
- Appliances installed in the units
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
6.98%
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 6.98%
Second Best
Apartment 5plus
$475.0K
$415.6K – $554.2K
NOI $33,250 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$1.09M
$951.4K – $1.27M
NOI $76,108 @ 7.0% cap · market cap 14.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
85
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 featuring four three-bedroom units with appliances installed and fenced lots.
Where is this quadplex located?
The property is located at 11502 N 25th Street McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $518,000.
What are key features of this property?
This property features: New construction fourplex built in 2025; Four three‑bedroom units; Appliances installed in the units
