Modern Fourplex
For Sale
$545,000
11501 N 25th St, McAllen, TX 78504
Modern fourplex with two 2-bedroom and two 3-bedroom units, each featuring in-unit appliances.
Property Size4,052 SF
Price / SF$134.50
Days on Market50
Property Features for 11501 N 25th St
General Information
Standard status
Active
Size
4,052 SF
Property subtype
Multi-Family
Additional Details
Furnished
Yes
Multifamily Units
4
Building Details
Year Built
2025
Construction
concrete
Tenancy
Multi
Listing Agency:
Alliance Real Estate Group
Listed By:
Pamela Perez
(956) 414-6128
Source:
Aregtx
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 7 at 11:58AM
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 Alliance Real Estate Group
Investment Insights
Based on property information with market context.
This modern fourplex contains four residential units: two 2-bedroom, 2-bath homes and two 3-bedroom, 2-bath homes. The property is described as built with a rigid concrete work process and diligent structural engineering care, with spray foam insulation throughout. Interiors are finished with large-format porcelain tile flooring, travertine-look shower walls, black matte Moen fixtures, black electrical accents, and custom MDF cabinetry. Each unit is presented as fully equipped with a washer, dryer, refrigerator, stove, and microwave.
The property is described as ideally located near shopping, dining, and general conveniences.
For tenants or buyers seeking a turn-key residential income setup, the unit mix includes both 2-bedroom and 3-bedroom floorplans within the same fourplex structure.
The property is described as ideally located near shopping, dining, and general conveniences.
For tenants or buyers seeking a turn-key residential income setup, the unit mix includes both 2-bedroom and 3-bedroom floorplans within the same fourplex structure.
Key Highlights
- Modern fourplex built in 2025 with two 2‑bed, 2‑bath units and two 3‑bed, 2‑bath units
- Each unit includes in‑unit washer and dryer, refrigerator, stove, and microwave
- Interior finishes include 8x48 porcelain tile flooring and 20x40 travertine‑look shower walls
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
$36,614
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
6.72%
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%
$732,280
$732.3K
Cap Rate 7%
$523,057
$523.1K
Cap Rate 9%
$406,822
$406.8K
Market Conditions
NOI Build-Up for 4,052 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
$55.9K $13.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$52.3K $12.91/SF
− OpEx
−$15.7K −$3.87/SF
NOI
$36.6K $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%
$732,280
Cap Rate 7%
$523,057
Cap Rate 9%
$406,822
Alternative Uses
Best Use
Multifamily LT 5
$523.1K
$457.7K – $610.2K
NOI $36,614 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$480.7K
$420.6K – $560.8K
NOI $33,648 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$1.10M
$962.8K – $1.28M
NOI $77,020 @ 7.0% cap · market cap 14.13%
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
81
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 - Modern fourplex with two 2-bedroom and two 3-bedroom units, each featuring in-unit appliances.
Where is this quadplex located?
The property is located at 11501 N 25th St McAllen, TX.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Modern fourplex built in 2025 with two 2‑bed, 2‑bath units and two 3‑bed, 2‑bath units; Each unit includes in‑unit washer and dryer, refrigerator, stove, and microwave; Interior finishes include 8x48 porcelain tile flooring and 20x40 travertine‑look shower walls
