Newly Built Six-Unit Apartment
For Sale
$785,000
222 W Mahl St, Edinburg, TX 78539
Vacant apartments provide immediate lease-up potential within a modern multifamily property.
Property Size6,429 SF
Price / SF$122.10
Days on Market36
Property Features for 222 W Mahl St
General Information
Standard status
Active
Size
6,429 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA, 4 x 2BR/2BA
Multifamily Units
6
Building Details
Year Built
2023
Buildings
1
Listing Agency:
NAI STX
Listed By:
Laura Liza Paz · License #801000353
(956) 994-8900
Source:
Aregtx
Added: Aug 1
Changed: Aug 31
Last Checked: Sep 5 at 11:05AM
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 NAI STX
Investment Insights
Based on property information with market context.
Completed in 2023, this six-unit apartment property includes two three-bedroom, two-bath residences and four two-bedroom, two-bath residences. All units are currently vacant, providing a clear starting point for leasing operations. The modern construction offers a recently delivered physical asset with no stated prior occupancy.
The property is located at 222 W Mahl St in Edinburg, Texas, within minutes of the Hidalgo County Courthouse and The University of Texas Rio Grande Valley. Shopping, dining, civic facilities, and other commercial destinations are also identified nearby. The unit mix accommodates both two-bedroom and three-bedroom layouts, with two bathrooms in every residence.
The property is located at 222 W Mahl St in Edinburg, Texas, within minutes of the Hidalgo County Courthouse and The University of Texas Rio Grande Valley. Shopping, dining, civic facilities, and other commercial destinations are also identified nearby. The unit mix accommodates both two-bedroom and three-bedroom layouts, with two bathrooms in every residence.
Key Highlights
- Six total apartment units
- Unit mix includes two three‑bedroom, two‑bath units and four two‑bedroom, two‑bath units
- All units are currently vacant
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
$53,973
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
6.88%
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%
$1,079,460
$1.1M
Cap Rate 7%
$771,043
$771.0K
Cap Rate 9%
$599,700
$599.7K
Market Conditions
NOI Build-Up for 6,429 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
$101.1K $15.72/SF
− Vacancy
−$2.9K −$0.46/SF
EGI
$98.1K $15.26/SF
− OpEx
−$44.2K −$6.87/SF
NOI
$54.0K $8.40/SF
Area
Edinburg, TX
Vacancy
2.90%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$1,079,460
Cap Rate 7%
$771,043
Cap Rate 9%
$599,700
Alternative Uses
Best Use
Apartment 5plus
$771.0K
$674.7K – $899.6K
NOI $53,973 @ 7.0% cap · market cap 6.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,771 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,256
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
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?
Apartment building - Vacant apartments provide immediate lease-up potential within a modern multifamily property.
Where is this apartment building located?
The property is located at 222 W Mahl St Edinburg, TX.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Six total apartment units; Unit mix includes two three‑bedroom, two‑bath units and four two‑bedroom, two‑bath units; All units are currently vacant
