Fourplex with Mixed Unit
For Sale
$465,000
12610 N 33rd, McAllen, TX 78504
Gated fourplex offering varied layouts, open-concept interiors, and access to nearby schools, universities, shopping, dining, and parks.
Property Size3,520 SF
Price / SF$132.10
Days on Market30
Property Features for 12610 N 33rd
General Information
Standard status
Active
Size
3,520 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA, 2 x 3BR/2BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Building Details
Year Built
2024
Listing Agency:
Imperio Real Estate Llc
(956) 803-0341
Listed By:
Bryanna Hernandez · License #801070327
Source:
Tnt
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 1:33PM
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 fourplex contains two 1-bedroom, 1-bathroom residences and two 3-bedroom, 2-bathroom residences. The combination provides different residential layouts within one property, while open-concept interiors and contemporary finishes are featured throughout. The property is situated within a gated subdivision near Highway 107 and Ware Road in McAllen.
Nearby destinations identified for the property include UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options. The four-unit configuration and varied floor plans create a compact multifamily asset with a broad range of unit sizes.
Nearby destinations identified for the property include UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options. The four-unit configuration and varied floor plans create a compact multifamily asset with a broad range of unit sizes.
Key Highlights
- Fourplex completed in 2024 with 3,520 square feet
- Unit mix includes two 1‑bedroom, 1‑bathroom units and two 3‑bedroom, 2‑bathroom units
- Located within a gated subdivision near Highway 107 and Ware Road
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
Location Intelligence
Trade Area within ½ mile
147
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 offering varied layouts, open-concept interiors, and access to nearby schools, universities, shopping, dining, and parks.
Where is this quadplex located?
The property is located at 12610 N 33rd 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: Fourplex completed in 2024 with 3,520 square feet; Unit mix includes two 1‑bedroom, 1‑bathroom units and two 3‑bedroom, 2‑bathroom units; Located within a gated subdivision near Highway 107 and Ware Road
