2024 Fourplex with Covered
For Sale
Contact for pricing
1301 Valle Vista Street, Alamo, TX 78516
Four residential units offer modern finishes, private fenced yards, alley access, and convenient covered parking.
Property Size3,746 SF
Price / SF$125.20
Days on Market20
Property Features for 1301 Valle Vista Street
General Information
Standard status
Active
Size
3,746 SF
Total Parking Spaces
8
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 2BR/2BA, 2 x 3BR/2BA
Multifamily Units
4
Amenities
private fenced yards
alley access
stainless steel appliances
washers and dryers
Building Details
Year Built
2024
Buildings
2
Units
4
Listing Agency:
Alliance Real Estate Group
Listed By:
Daniela Perez
Source:
Crexi
Added: Aug 15
Changed: Sep 2
Last Checked: Sep 3 at 1:17AM
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.
Completed in 2024, this fourplex contains 3,746 square feet arranged as two two-bedroom residences and two three-bedroom residences. Each unit includes two full bathrooms and living areas with open layouts. Interior features include quartz counters, custom cabinetry, decorative ceilings, wood-look tile, walk-in closets, stainless steel appliances, and in-unit washers and dryers. Private fenced yards extend the usable space for each residence.
The property includes alley access and 8 covered carport spaces. Its location near FM 495 and Alamo Road provides access to schools, shopping, dining, and the expressway. The unit mix and contemporary construction create a clearly defined multifamily configuration for prospective ownership or operation.
The property includes alley access and 8 covered carport spaces. Its location near FM 495 and Alamo Road provides access to schools, shopping, dining, and the expressway. The unit mix and contemporary construction create a clearly defined multifamily configuration for prospective ownership or operation.
Key Highlights
- 2024‑built fourplex totaling 3,746 square feet
- Unit mix includes two 2‑bedroom and two 3‑bedroom residences
- Each residence has 2 full bathrooms
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
$32,759
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
6.98%
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%
$655,180
$655.2K
Cap Rate 7%
$467,986
$468.0K
Cap Rate 9%
$363,989
$364.0K
Market Conditions
NOI Build-Up for 3,746 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
$52.6K $14.04/SF
− Vacancy
−$5.8K −$1.55/SF
EGI
$46.8K $12.49/SF
− OpEx
−$14.0K −$3.75/SF
NOI
$32.8K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$655,180
Cap Rate 7%
$467,986
Cap Rate 9%
$363,989
Alternative Uses
Best Use
Multifamily LT 5
$468.0K
$409.5K – $546.0K
NOI $32,759 @ 7.0% cap · market cap 6.98%
Second Best
Apartment 5plus
$430.9K
$377.0K – $502.7K
NOI $30,161 @ 7.0% cap · market cap 6.43%
Theoretical Best
Hotel Hospitality
$2.82M
$2.47M – $3.29M
NOI $197,508 @ 7.0% cap · market cap 42.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 78516, TX
34,506
Population
12,469
Households
2.8
Avg Household Size
32
Median Age
12%
College-Educated
59%
High-School Grad
37.8 sq mi
ZIP Area
913
Density / Sq Mi
$51,547
Median Household Income
$26,908
Median Earnings
$743
Median Rent
$102,900
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 - Four residential units offer modern finishes, private fenced yards, alley access, and convenient covered parking.
Where is this quadplex located?
The property is located at 1301 Valle Vista Street Alamo, TX.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 2024‑built fourplex totaling 3,746 square feet; Unit mix includes two 2‑bedroom and two 3‑bedroom residences; Each residence has 2 full bathrooms
