Newly Built
For Sale
$525,000
12720 N 33rd Lane, McAllen, TX 78504
Contemporary finishes, private fenced backyards, and in-unit laundry create a practical residential leasing profile.
Property Size3,952 SF
Days on Market45
Property Features for 12720 N 33rd Lane
General Information
Standard status
Active
Size
3,952 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Units
Unit Mix
2 x 3BR/2BA, 2 x 2BR/2BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$12,604
Amenities
gated community
in-unit washer and dryer
private fenced backyards
Building Details
Building Size
3,952 SF
Year Built
2024
Buildings
2
Stories
1
Units
4
Listing Agency:
HouseKey Realty
(512) 710-9577
Listed By:
Jesus Robert De Leon · License #801067832
(512) 710-9577
Source:
Buyingandsellingmcallen
Added: Jul 17
Changed: Aug 29
Last Checked: Aug 25 at 9:10AM
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 HouseKey Realty
Investment Insights
Based on property information with market context.
Completed in 2024, this quadplex contains four residential units totaling 3,952 SF. The configuration includes two three-bedroom, two-bath units and two two-bedroom, two-bath units. Each residence uses an open-concept plan with wood-look tile, custom cabinetry, quartz countertops, stainless steel appliances, and an in-unit washer and dryer. Primary suites include walk-in closets and finished bathrooms, while private fenced backyards provide dedicated outdoor space.
The property is within a gated community with access to Highway 107 and Ware Road. UTRGV, schools, shopping, and dining are also identified nearby, giving the asset a broad surrounding amenity base for residential occupants.
The property is within a gated community with access to Highway 107 and Ware Road. UTRGV, schools, shopping, and dining are also identified nearby, giving the asset a broad surrounding amenity base for residential occupants.
Key Highlights
- Four‑unit quadplex completed in 2024
- 3,952 SF property with two 3‑bed, 2‑bath units and two 2‑bed, 2‑bath units
- Open‑concept interiors with wood‑look tile, quartz countertops, and stainless steel appliances
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
$35,710
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
6.80%
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%
$714,200
$714.2K
Cap Rate 7%
$510,143
$510.1K
Cap Rate 9%
$396,778
$396.8K
Market Conditions
NOI Build-Up for 3,952 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
$54.5K $13.80/SF
− Vacancy
−$3.5K −$0.89/SF
EGI
$51.0K $12.91/SF
− OpEx
−$15.3K −$3.87/SF
NOI
$35.7K $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%
$714,200
Cap Rate 7%
$510,143
Cap Rate 9%
$396,778
Alternative Uses
Best Use
Multifamily LT 5
$510.1K
$446.4K – $595.2K
NOI $35,710 @ 7.0% cap · market cap 6.80%
Second Best
Apartment 5plus
$468.8K
$410.2K – $547.0K
NOI $32,818 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$1.07M
$939.0K – $1.25M
NOI $75,120 @ 7.0% cap · market cap 14.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
26
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?
Quadplex - Contemporary finishes, private fenced backyards, and in-unit laundry create a practical residential leasing profile.
Where is this quadplex located?
The property is located at 12720 N 33rd Lane McAllen, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Four‑unit quadplex completed in 2024; 3,952 SF property with two 3‑bed, 2‑bath units and two 2‑bed, 2‑bath units; Open‑concept interiors with wood‑look tile, quartz countertops, and stainless steel appliances
