Fourplex with Covered
For Sale
$475,000
1308 Valle Vista St, Alamo, TX 78516
Contemporary fourplex with open layouts, private fenced yards, and a balanced two- and three-bedroom unit mix.
Property Size3,988 SF
Price / SF$119.11
Days on Market18
Property Features for 1308 Valle Vista St
General Information
Standard status
Active
Size
3,988 SF
Total Parking Spaces
8
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/2BA, 2 x 3BR/2BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$13,656
Amenities
private fenced yards
washer/dryer
Listing Agency:
Nexus RGV Adminstrative Group, LLC
(956) 777-9340
Listed By:
Daniela Perez
(956) 777-9340
Source:
Exprealty
Added: Aug 7
Changed: Aug 24
Last Checked: Aug 24 at 8:54AM
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 Nexus RGV Adminstrative Group, LLC
Investment Insights
Based on property information with market context.
Built in 2024, this fourplex contains 3,988 square feet across four residences. The configuration includes two two-bedroom units and two three-bedroom units, with each residence offering two full bathrooms. Interior features include open-concept living areas, quartz countertops, custom cabinetry, decorative ceilings, wood-look tile flooring, walk-in closets, stainless steel appliances, and in-unit washers and dryers.
Each residence includes a private fenced yard, while the property also provides alley access and 8 covered carport spaces. The property is located near FM 495 and Alamo Road, with access to schools, shopping, dining, and the expressway. Its four-unit layout and varied bedroom mix provide a clearly defined multifamily configuration.
Each residence includes a private fenced yard, while the property also provides alley access and 8 covered carport spaces. The property is located near FM 495 and Alamo Road, with access to schools, shopping, dining, and the expressway. Its four-unit layout and varied bedroom mix provide a clearly defined multifamily configuration.
Key Highlights
- Fourplex totaling 3,988 square feet, built in 2024
- 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
$34,875
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
7.34%
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%
$697,500
$697.5K
Cap Rate 7%
$498,214
$498.2K
Cap Rate 9%
$387,500
$387.5K
Market Conditions
NOI Build-Up for 3,988 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
$56.0K $14.04/SF
− Vacancy
−$6.2K −$1.55/SF
EGI
$49.8K $12.49/SF
− OpEx
−$14.9K −$3.75/SF
NOI
$34.9K $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%
$697,500
Cap Rate 7%
$498,214
Cap Rate 9%
$387,500
Alternative Uses
Best Use
Multifamily LT 5
$498.2K
$435.9K – $581.3K
NOI $34,875 @ 7.0% cap · market cap 7.34%
Second Best
Apartment 5plus
$458.7K
$401.4K – $535.2K
NOI $32,109 @ 7.0% cap · market cap 6.76%
Theoretical Best
Hotel Hospitality
$3.00M
$2.63M – $3.50M
NOI $210,267 @ 7.0% cap · market cap 44.27%
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
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 - Contemporary fourplex with open layouts, private fenced yards, and a balanced two- and three-bedroom unit mix.
Where is this quadplex located?
The property is located at 1308 Valle Vista St Alamo, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Fourplex totaling 3,988 square feet, built in 2024; Unit mix includes two 2‑bedroom and two 3‑bedroom residences; Each residence has 2 full bathrooms
