Brick 4-Plex with Leased
For Sale
$415,000
6520 7th St, McAllen, TX 78504
Well-maintained 4-plex with four leased 2-bedroom, 2-bath units, each including refrigerator and stove.
Property Size4,480 SF
Price / SF$92.63
Days on Market50
Property Features for 6520 7th St
General Information
Standard status
Active
Size
4,480 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Year Built
2000
Listing Agency:
Imperio Real Estate LLC
Listed By:
Diana M. Ayala
(956) 379-0822
Source:
Aregtx
Added: Jul 20
Changed: Aug 26
Last Checked: Sep 6 at 10:48AM
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.
This well-maintained 4-plex includes four residential units, and each unit is configured with two bedrooms and two bathrooms. Refrigerators and stoves are included in every unit. The building features a durable brick exterior and a low-maintenance design.
The property is located in McAllen and is described as providing convenient access to DHR Health Hospital, HEB, Walmart, Sam’s Club, major shopping centers, dining options, and main thoroughfares.
As presented, the 4-plex is fully leased, supporting immediate rental income for an investor looking for a stabilized rental asset.
The property is located in McAllen and is described as providing convenient access to DHR Health Hospital, HEB, Walmart, Sam’s Club, major shopping centers, dining options, and main thoroughfares.
As presented, the 4-plex is fully leased, supporting immediate rental income for an investor looking for a stabilized rental asset.
Key Highlights
- Well‑maintained 4‑plex built in 2000 with four units, each offering 2 bedrooms and 2 bathrooms
- All four units are leased for immediate rental income
- Each unit includes a refrigerator and stove
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
$37,202
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
8.96%
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%
$744,040
$744.0K
Cap Rate 7%
$531,457
$531.5K
Cap Rate 9%
$413,356
$413.4K
Market Conditions
NOI Build-Up for 4,480 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
$72.6K $16.20/SF
− Vacancy
−$4.9K −$1.10/SF
EGI
$67.6K $15.10/SF
− OpEx
−$30.4K −$6.79/SF
NOI
$37.2K $8.30/SF
Area
McAllen, TX
Vacancy
6.80%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$744,040
Cap Rate 7%
$531,457
Cap Rate 9%
$413,356
Alternative Uses
Best Use
Multifamily LT 5
$578.3K
$506.0K – $674.7K
NOI $40,481 @ 7.0% cap · market cap 9.75%
Second Best
Apartment 5plus
$531.5K
$465.0K – $620.0K
NOI $37,202 @ 7.0% cap · market cap 8.96%
Theoretical Best
Office A
$1.22M
$1.06M – $1.42M
NOI $85,156 @ 7.0% cap · market cap 20.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,408
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 - Well-maintained 4-plex with four leased 2-bedroom, 2-bath units, each including refrigerator and stove.
Where is this quadplex located?
The property is located at 6520 7th St McAllen, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Well‑maintained 4‑plex built in 2000 with four units, each offering 2 bedrooms and 2 bathrooms; All four units are leased for immediate rental income; Each unit includes a refrigerator and stove
