Gated Community Duplex
For Sale
$345,000
4225 Heron Ave, McAllen, TX 78504
Two condo units in a North McAllen gated community, each with individual electric and water meters.
Property Size1,960 SF
Price / SF$176.02
Days on Market49
Property Features for 4225 Heron Ave
General Information
Standard status
Active
Size
1,960 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
Texas Landmark Realty LLC
Listed By:
Irene Uribe Manrique de Lara · License #801067752
(956) 492-5638
Source:
Aregtx
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 6 at 12:11PM
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 Texas Landmark Realty LLC
Investment Insights
Based on property information with market context.
This property consists of two condo units offered together within a gated community in North McAllen. Each unit includes a stove, refrigerator, microwave, and washer and dryer, and features dishwasher prep. The units have individual water and electric meters, with trash service provided by the tenant, and can be kept as two units or deeded separately.
The HOA is $160 per unit and includes gate, common area, grass trim, front water sprinkler system, and insurance. Additional costs noted are taxes handled separately.
As a residential income property with two separately metered units, the configuration supports both owner-occupied and tenant-rented scenarios, depending on how the units are deeded.
The HOA is $160 per unit and includes gate, common area, grass trim, front water sprinkler system, and insurance. Additional costs noted are taxes handled separately.
As a residential income property with two separately metered units, the configuration supports both owner-occupied and tenant-rented scenarios, depending on how the units are deeded.
Key Highlights
- Two condo units together in a North McAllen gated community (Year built 2026)
- Each unit has individual electric and water meters
- Kitchen appliances included: stove, refrigerator, microwave; washer and dryer also included
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
$17,710
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
5.13%
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%
$354,200
$354.2K
Cap Rate 7%
$253,000
$253.0K
Cap Rate 9%
$196,778
$196.8K
Market Conditions
NOI Build-Up for 1,960 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
$27.0K $13.80/SF
− Vacancy
−$1.7K −$0.89/SF
EGI
$25.3K $12.91/SF
− OpEx
−$7.6K −$3.87/SF
NOI
$17.7K $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%
$354,200
Cap Rate 7%
$253,000
Cap Rate 9%
$196,778
Alternative Uses
Best Use
Multifamily LT 5
$253.0K
$221.4K – $295.2K
NOI $17,710 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$232.5K
$203.5K – $271.3K
NOI $16,276 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$532.2K
$465.7K – $620.9K
NOI $37,256 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
63
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?
Duplex - Two condo units in a North McAllen gated community, each with individual electric and water meters.
Where is this duplex located?
The property is located at 4225 Heron Ave McAllen, TX.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: Two condo units together in a North McAllen gated community (Year built 2026); Each unit has individual electric and water meters; Kitchen appliances included: stove, refrigerator, microwave; washer and dryer also included
