Fully Rented
For Sale
$399,000
3201 N 25 1/2 Street McAllen, McAllen, TX 78501
Four residential units convey together with occupants already in place and convenient access to retail, dining, parks, and public services.
Property Size3,245 SF
Days on Market11
Property Features for 3201 N 25 1/2 Street McAllen
General Information
Standard status
Active
Size
3,245 SF
Property subtype
Multi Family
Occupancy
100%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,510
Building Details
Building Size
3,245 SF
Year Built
1982
Buildings
1
Tenancy
Multi
Listing Agency:
Coldwell Banker La Mansion
(956) 240-9376
Listed By:
Delfino Cervantes
Source:
Primeluxuryrealestate
Added: Aug 20
Changed: Aug 26
Last Checked: Aug 29 at 4:22PM
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 Coldwell Banker La Mansion
Investment Insights
Based on property information with market context.
This four-unit residential income property is being conveyed as one offering, comprising the residences at 3201, 3203, 3205, and 3207 N 25 1/2 Street. Built in 1982, the property is fully rented with tenants in place at closing, subject to applicable lease terms.
The fourplex is located in McAllen near McAllen Public Library, Target, Walmart, Starbucks, parks, commercial plazas, and a range of food establishments. Its unit count, existing occupancy, and nearby everyday services provide a straightforward multifamily configuration for an investor seeking an occupied residential property.
The fourplex is located in McAllen near McAllen Public Library, Target, Walmart, Starbucks, parks, commercial plazas, and a range of food establishments. Its unit count, existing occupancy, and nearby everyday services provide a straightforward multifamily configuration for an investor seeking an occupied residential property.
Key Highlights
- Four residential units sold together as one property
- Fully rented with tenants already in place
- Includes 3201, 3203, 3205, and 3207 N 25 1/2 Street
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
$29,322
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
7.35%
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%
$586,440
$586.4K
Cap Rate 7%
$418,886
$418.9K
Cap Rate 9%
$325,800
$325.8K
Market Conditions
NOI Build-Up for 3,245 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
$44.8K $13.80/SF
− Vacancy
−$2.9K −$0.89/SF
EGI
$41.9K $12.91/SF
− OpEx
−$12.6K −$3.87/SF
NOI
$29.3K $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%
$586,440
Cap Rate 7%
$418,886
Cap Rate 9%
$325,800
Alternative Uses
Best Use
Multifamily LT 5
$418.9K
$366.5K – $488.7K
NOI $29,322 @ 7.0% cap · market cap 7.35%
Second Best
Apartment 5plus
$385.0K
$336.8K – $449.1K
NOI $26,947 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$881.2K
$771.0K – $1.03M
NOI $61,681 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
753
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units convey together with occupants already in place and convenient access to retail, dining, parks, and public services.
Where is this quadplex located?
The property is located at 3201 N 25 1/2 Street McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Four residential units sold together as one property; Fully rented with tenants already in place; Includes 3201, 3203, 3205, and 3207 N 25 1/2 Street
