One-Story Duplex with Separate
For Sale
$388,000
6009 N 43rd Street McAllen, McAllen, TX 78504
Two separately occupied residences offer individual utility service, private outdoor space, and assigned parking within a gated subdivision.
Property Size2,176 SF
Days on Market19
Property Features for 6009 N 43rd Street McAllen
General Information
Standard status
Active
Size
2,176 SF
Property subtype
Duplex
Occupancy
100%
Financials
Gross Income
$34,800
Average Monthly Rent
$1,450
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,000
Amenities
pickleball courts
half basketball court
jogging trails
playground
BBQ areas
community park
pet-friendly
Building Details
Building Size
2,176 SF
Year Built
2026
Stories
1
Tenancy
Multi
Listing Agency:
Texas Landmark Realty LLC
Listed By:
Irene Uribe Manrique de Lara · License #801067752
(956) 492-5638
Source:
Primeluxuryrealestate
Added: Aug 20
Changed: Sep 4
Last Checked: Sep 6 at 11:11AM
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.
Built in 2026, this one-story duplex contains two separately occupied residences arranged in front-and-back positions. Each home includes three bedrooms, two full bathrooms, a kitchen with stainless steel appliances, a washer and dryer, walk-in closets, and an oversized private patio. Interior bath layouts include one shower and one tub per unit. Each residence also has two assigned parking spaces, including one covered space.
The property is located in a gated subdivision near Bentsen Road and Dove Avenue in McAllen’s Lark area. Community amenities include pickleball courts, a half basketball court, jogging trails, a playground, BBQ areas, and a community park. Separate utility service allows each residence to handle its own water and electricity.
The property is located in a gated subdivision near Bentsen Road and Dove Avenue in McAllen’s Lark area. Community amenities include pickleball courts, a half basketball court, jogging trails, a playground, BBQ areas, and a community park. Separate utility service allows each residence to handle its own water and electricity.
Key Highlights
- Two one‑story units arranged in front‑and‑back configuration
- Each unit includes 3 bedrooms and 2 full baths
- Each residence has 2 assigned parking spaces, including one covered space
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
$19,662
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
5.07%
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%
$393,240
$393.2K
Cap Rate 7%
$280,886
$280.9K
Cap Rate 9%
$218,467
$218.5K
Market Conditions
NOI Build-Up for 2,176 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
$30.0K $13.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$28.1K $12.91/SF
− OpEx
−$8.4K −$3.87/SF
NOI
$19.7K $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%
$393,240
Cap Rate 7%
$280,886
Cap Rate 9%
$218,467
Alternative Uses
Best Use
Multifamily LT 5
$280.9K
$245.8K – $327.7K
NOI $19,662 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$258.1K
$225.9K – $301.2K
NOI $18,070 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$590.9K
$517.0K – $689.4K
NOI $41,361 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
333
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 separately occupied residences offer individual utility service, private outdoor space, and assigned parking within a gated subdivision.
Where is this duplex located?
The property is located at 6009 N 43rd Street McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $388,000.
What are key features of this property?
This property features: Two one‑story units arranged in front‑and‑back configuration; Each unit includes 3 bedrooms and 2 full baths; Each residence has 2 assigned parking spaces, including one covered space
