Four-Unit Quadplex with Open
For Sale
Contact for pricing
12610 N 33rd Lane, McAllen, TX 78504
Gated fourplex with varied unit layouts, open-concept interiors, and high-end finishes near schools, shopping, dining, and parks.
Property Size3,520 SF
Price / SF$132.10
Days on Market13
Property Features for 12610 N 33rd Lane
General Information
Standard status
Active
Size
3,520 SF
Total Parking Spaces
8
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 1BR/1BA, 2 x 3BR/2BA
Multifamily Units
4
Amenities
gated subdivision
Building Details
Year Built
2024
Buildings
2
Units
4
Listing Agency:
Imperio Real Estate LLC
(956) 803-0341
Listed By:
Bryanna Hernandez · License #TREC # 0755547
Source:
Crexi
Added: Jul 31
Changed: Aug 10
Last Checked: Aug 10 at 8:43AM
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 Imperio Real Estate LLC
Investment Insights
Based on property information with market context.
Completed in 2024, this 3,520-square-foot quadplex contains four residential units within a gated subdivision. The configuration includes two one-bedroom, one-bath units and two three-bedroom, two-bath units, providing a mix of smaller and larger floor plans. Each residence features an open-concept layout and high-end finishes.
The property is positioned just off Highway 107 and Ware Road, with UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options identified nearby. The combination of unit variety, recently built improvements, and access to area destinations supports a broad residential rental profile.
The property is positioned just off Highway 107 and Ware Road, with UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options identified nearby. The combination of unit variety, recently built improvements, and access to area destinations supports a broad residential rental profile.
Key Highlights
- Four‑unit property totaling 3,520 square feet
- Built in 2024 within a gated subdivision
- Unit mix includes two 1‑bedroom, 1‑bath units and two 3‑bedroom, 2‑bath 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
$31,807
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
6.84%
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%
$636,140
$636.1K
Cap Rate 7%
$454,386
$454.4K
Cap Rate 9%
$353,411
$353.4K
Market Conditions
NOI Build-Up for 3,520 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
$48.6K $13.80/SF
− Vacancy
−$3.1K −$0.89/SF
EGI
$45.4K $12.91/SF
− OpEx
−$13.6K −$3.87/SF
NOI
$31.8K $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%
$636,140
Cap Rate 7%
$454,386
Cap Rate 9%
$353,411
Alternative Uses
Best Use
Multifamily LT 5
$454.4K
$397.6K – $530.1K
NOI $31,807 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$417.6K
$365.4K – $487.2K
NOI $29,231 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$955.8K
$836.4K – $1.12M
NOI $66,908 @ 7.0% cap · market cap 14.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
68
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 - Gated fourplex with varied unit layouts, open-concept interiors, and high-end finishes near schools, shopping, dining, and parks.
Where is this quadplex located?
The property is located at 12610 N 33rd Lane McAllen, TX.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: Four‑unit property totaling 3,520 square feet; Built in 2024 within a gated subdivision; Unit mix includes two 1‑bedroom, 1‑bath units and two 3‑bedroom, 2‑bath units
