Fully Rented Fourplex with
For Sale
$520,000
1325 E Daffodil Ave, McAllen, TX 78501
Fourplex offered for sale with fully rented units featuring private patios and rear carport parking.
Property Size4,497 SF
Price / SF$115.63
Days on Market54
Property Features for 1325 E Daffodil Ave
General Information
Standard status
Active
Size
4,497 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Year Built
2008
Tenancy
Multi
Listing Agency:
Monarca Real Estate Group LLC
(956) 651-2013
Listed By:
Kevin Joseph Martinez
Source:
Aregtx
Added: Jul 8
Changed: Aug 24
Last Checked: Aug 29 at 11:56AM
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 Monarca Real Estate Group LLC
Investment Insights
Based on property information with market context.
This fourplex is being offered for sale as a fully rented income property. The units feature an open-concept layout, with each unit offering 2 bedrooms and 2.5 bathrooms, along with large closets and abundant storage. Appliances are included, and washer and dryer hookups are available. Tenants also have private patios, and each unit includes rear access with two carport spaces.
The community is gated and is described as being near schools, shopping centers, and restaurants.
The property configuration provides front access for the units and convenient rear parking via carports, supporting day-to-day tenant use.
The community is gated and is described as being near schools, shopping centers, and restaurants.
The property configuration provides front access for the units and convenient rear parking via carports, supporting day-to-day tenant use.
Key Highlights
- Fourplex built in 2008 with fully rented units
- Each unit features an open‑concept layout with 2 bedrooms and 2.5 bathrooms
- Private patio for each unit
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
$40,635
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
7.81%
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%
$812,700
$812.7K
Cap Rate 7%
$580,500
$580.5K
Cap Rate 9%
$451,500
$451.5K
Market Conditions
NOI Build-Up for 4,497 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
$62.1K $13.80/SF
− Vacancy
−$4.0K −$0.89/SF
EGI
$58.0K $12.91/SF
− OpEx
−$17.4K −$3.87/SF
NOI
$40.6K $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%
$812,700
Cap Rate 7%
$580,500
Cap Rate 9%
$451,500
Alternative Uses
Best Use
Multifamily LT 5
$580.5K
$507.9K – $677.3K
NOI $40,635 @ 7.0% cap · market cap 7.81%
Second Best
Apartment 5plus
$533.5K
$466.8K – $622.4K
NOI $37,344 @ 7.0% cap · market cap 7.18%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,479 @ 7.0% cap · market cap 16.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
940
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex offered for sale with fully rented units featuring private patios and rear carport parking.
Where is this quadplex located?
The property is located at 1325 E Daffodil Ave McAllen, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Fourplex built in 2008 with fully rented units; Each unit features an open‑concept layout with 2 bedrooms and 2.5 bathrooms; Private patio for each unit
