New Construction Fourplex
For Sale
$520,000
11403 N 24th Ln, McAllen, TX 78504
New construction fourplex with two 2-bedroom and two 3-bedroom units, all leased and fully equipped with appliances.
Property Size4,000 SF
Price / SF$130
Days on Market49
Property Features for 11403 N 24th Ln
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
2025
Listing Agency:
Imperio Real Estate LLC
Listed By:
Diana M. Ayala
(956) 379-0822
Source:
Aregtx
Added: Jul 21
Changed: Sep 4
Last Checked: Sep 6 at 12:02PM
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 new construction fourplex features four residential units in a 2-and-2 configuration: two 2-bedroom, 2-bath units and two 3-bedroom, 2-bath units. The property is currently leased, with stated rent amounts for the 2- and 3-bedroom units. Each unit is described as fully equipped with appliances, supporting turnkey occupancy.
The property is located in McAllen, Texas on Highway 107 between 23rd and 29th, approximately 9 minutes from UTRGV, and near grocery stores and major shopping centers on Trenton and 10th St.
With two unit types offered within the same fourplex, the building provides a straightforward mix of layouts while maintaining a consistent 2-bath design across both the 2-bedroom and 3-bedroom floorplans, according to the provided information.
The property is located in McAllen, Texas on Highway 107 between 23rd and 29th, approximately 9 minutes from UTRGV, and near grocery stores and major shopping centers on Trenton and 10th St.
With two unit types offered within the same fourplex, the building provides a straightforward mix of layouts while maintaining a consistent 2-bath design across both the 2-bedroom and 3-bedroom floorplans, according to the provided information.
Key Highlights
- New construction 4‑plex built in 2025 in McAllen, TX
- Unit mix: two 2‑bedroom, 2‑bath units and two 3‑bedroom, 2‑bath units
- All four units are leased (listed as “2 units leased”)
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
$36,144
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
6.95%
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%
$722,880
$722.9K
Cap Rate 7%
$516,343
$516.3K
Cap Rate 9%
$401,600
$401.6K
Market Conditions
NOI Build-Up for 4,000 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
$55.2K $13.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$51.6K $12.91/SF
− OpEx
−$15.5K −$3.87/SF
NOI
$36.1K $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%
$722,880
Cap Rate 7%
$516,343
Cap Rate 9%
$401,600
Alternative Uses
Best Use
Multifamily LT 5
$516.3K
$451.8K – $602.4K
NOI $36,144 @ 7.0% cap · market cap 6.95%
Second Best
Apartment 5plus
$474.5K
$415.2K – $553.6K
NOI $33,216 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$1.09M
$950.4K – $1.27M
NOI $76,032 @ 7.0% cap · market cap 14.62%
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
49
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 - New construction fourplex with two 2-bedroom and two 3-bedroom units, all leased and fully equipped with appliances.
Where is this quadplex located?
The property is located at 11403 N 24th Ln McAllen, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: New construction 4‑plex built in 2025 in McAllen, TX; Unit mix: two 2‑bedroom, 2‑bath units and two 3‑bedroom, 2‑bath units; All four units are leased (listed as “2 units leased”)
