Modern Fourplex in Gated
For Sale
$645,000
1304 E Hibiscus Ave, McAllen, TX 78501
Four modern units with in-unit laundry and stainless steel appliances within a gated community setting.
Property Size4,216 SF
Price / SF$152.99
Days on Market160
Property Features for 1304 E Hibiscus Ave
General Information
Standard status
Active
Size
4,216 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Amenities
gated community
in-unit laundry
stainless steel appliances
Building Details
Year Built
2023
Tenancy
Multi
Listing Agency:
Keller Williams Realty RGV
Listed By:
Angela M. Navarrete · License #0713156
Source:
Aregtx
Added: Mar 19
Changed: Aug 23
Last Checked: Aug 24 at 10:05AM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
This fourplex offers four modern residential units configured with a total of 10 bedrooms and 8 bathrooms. The units are described as featuring contemporary finishes, open layouts, and stylish kitchens with stainless steel appliances. In-unit laundry is provided for tenant convenience.
The property is located within a gated community, which the marketing materials highlight as an added layer of security for residents.
For sale as a single fourplex investment, the asset is presented as low-maintenance and designed to support tenant living through in-unit amenities and updated interiors.
The property is located within a gated community, which the marketing materials highlight as an added layer of security for residents.
For sale as a single fourplex investment, the asset is presented as low-maintenance and designed to support tenant living through in-unit amenities and updated interiors.
Key Highlights
- Built in 2023 fourplex with 4 modern units
- 10 beds and 8 baths total across the four units
- Each unit includes in‑unit laundry
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
$38,096
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
5.91%
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%
$761,920
$761.9K
Cap Rate 7%
$544,229
$544.2K
Cap Rate 9%
$423,289
$423.3K
Market Conditions
NOI Build-Up for 4,216 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
$58.2K $13.80/SF
− Vacancy
−$3.8K −$0.89/SF
EGI
$54.4K $12.91/SF
− OpEx
−$16.3K −$3.87/SF
NOI
$38.1K $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%
$761,920
Cap Rate 7%
$544,229
Cap Rate 9%
$423,289
Alternative Uses
Best Use
Multifamily LT 5
$544.2K
$476.2K – $634.9K
NOI $38,096 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$500.1K
$437.6K – $583.5K
NOI $35,010 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$1.14M
$1.00M – $1.34M
NOI $80,138 @ 7.0% cap · market cap 12.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,512
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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 - Four modern units with in-unit laundry and stainless steel appliances within a gated community setting.
Where is this quadplex located?
The property is located at 1304 E Hibiscus Ave McAllen, TX.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Built in 2023 fourplex with 4 modern units; 10 beds and 8 baths total across the four units; Each unit includes in‑unit laundry
