Remodeled Duplex with
For Sale
$335,000
Pending
1179 Squaw Valley Dr., Brownsville, TX 78520
Both units offer three bedrooms, two baths, and a one-car garage, with current rental occupancy.
Property Size2,010 SF
Days on Market44
Property Features for 1179 Squaw Valley Dr.
General Information
Standard status
Pending
Size
2,010 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1997
Listing Agency:
Aria Group Real Estate
(956) 266-0777
Listed By:
Teresa Marquez · License #0640109
Source:
Accessrealtyrgv
Added: Jul 20
Changed: Aug 31
Last Checked: Aug 30 at 8:39PM
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 Aria Group Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two remodeled units, each offering 1,050 square feet of living area, three bedrooms, two bathrooms, and a one-car garage. Both sides are currently rented, providing an established residential income configuration.
The property was built in 1997 and has received significant updates. New AC units were installed about 2 years ago, and the roof has also been replaced. The combination of updated interiors, separate garage parking, and existing occupancy defines the property's current setup.
The property was built in 1997 and has received significant updates. New AC units were installed about 2 years ago, and the roof has also been replaced. The combination of updated interiors, separate garage parking, and existing occupancy defines the property's current setup.
Key Highlights
- Two‑unit duplex with both sides currently rented
- Each unit includes 1,050 living area
- Three bedrooms and two baths per 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
$16,583
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
4.95%
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%
$331,660
$331.7K
Cap Rate 7%
$236,900
$236.9K
Cap Rate 9%
$184,256
$184.3K
Market Conditions
NOI Build-Up for 2,010 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
$25.3K $12.60/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$23.7K $11.79/SF
− OpEx
−$7.1K −$3.54/SF
NOI
$16.6K $8.25/SF
Area
Brownsville, TX
Vacancy
6.46%
Lease Rate
$12.60 /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%
$331,660
Cap Rate 7%
$236,900
Cap Rate 9%
$184,256
Alternative Uses
Best Use
Multifamily LT 5
$236.9K
$207.3K – $276.4K
NOI $16,583 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$217.3K
$190.1K – $253.5K
NOI $15,208 @ 7.0% cap · market cap 4.54%
Theoretical Best
Healthcare Medical
$346.1K
$302.8K – $403.8K
NOI $24,226 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
365
Businesses Nearby
Explore this area
Business Placement
Demographics for 78520, TX
64,949
Population
22,543
Households
2.9
Avg Household Size
34
Median Age
23%
College-Educated
69%
High-School Grad
39.7 sq mi
ZIP Area
1,636
Density / Sq Mi
$47,331
Median Household Income
$27,529
Median Earnings
$842
Median Rent
$129,200
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 - Both units offer three bedrooms, two baths, and a one-car garage, with current rental occupancy.
Where is this duplex located?
The property is located at 1179 Squaw Valley Dr. Brownsville, TX.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Two‑unit duplex with both sides currently rented; Each unit includes 1,050 living area; Three bedrooms and two baths per unit
