Well-Maintained Duplex
For Sale
$275,000
513 E Upas Ave, McAllen, TX 78501
Duplex with two units, each featuring 2 bedrooms and 2 full bathrooms, with appliances included.
Property Size2,744 SF
Price / SF$100.22
Days on Market49
Property Features for 513 E Upas Ave
General Information
Standard status
Active
Size
2,744 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1982
Listing Agency:
Casa Mia Real Estate, LLC.
Listed By:
Javier Quintanilla
Source:
Aregtx
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 6 at 12:45PM
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 Casa Mia Real Estate, LLC.
Investment Insights
Based on property information with market context.
Well-maintained duplex at 513 E Upas Ave, McAllen, TX, offering two separate units. Each unit provides two bedrooms and two full bathrooms, and both include essential appliances for move-in readiness.
The property is positioned near shopping, dining, schools, and major roadways, supporting convenient day-to-day access.
This is a versatile residential income property with two units configured for tenants or multi-generational living.
The property is positioned near shopping, dining, schools, and major roadways, supporting convenient day-to-day access.
This is a versatile residential income property with two units configured for tenants or multi-generational living.
Key Highlights
- Duplex built in 1982 with 2 units total
- Each unit features 2 bedrooms and 2 full bathrooms
- Essential appliances included in both 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
$24,795
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
9.02%
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%
$495,900
$495.9K
Cap Rate 7%
$354,214
$354.2K
Cap Rate 9%
$275,500
$275.5K
Market Conditions
NOI Build-Up for 2,744 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
$37.9K $13.80/SF
− Vacancy
−$2.4K −$0.89/SF
EGI
$35.4K $12.91/SF
− OpEx
−$10.6K −$3.87/SF
NOI
$24.8K $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%
$495,900
Cap Rate 7%
$354,214
Cap Rate 9%
$275,500
Alternative Uses
Best Use
Multifamily LT 5
$354.2K
$309.9K – $413.3K
NOI $24,795 @ 7.0% cap · market cap 9.02%
Second Best
Apartment 5plus
$325.5K
$284.8K – $379.8K
NOI $22,787 @ 7.0% cap · market cap 8.29%
Theoretical Best
Office A
$745.1K
$652.0K – $869.3K
NOI $52,158 @ 7.0% cap · market cap 18.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
607
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two units, each featuring 2 bedrooms and 2 full bathrooms, with appliances included.
Where is this duplex located?
The property is located at 513 E Upas Ave McAllen, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Duplex built in 1982 with 2 units total; Each unit features 2 bedrooms and 2 full bathrooms; Essential appliances included in both units
