Leased Multifamily
New
For Sale
$510,000
1403 W Kiwi, Pharr, TX 78577
Built in 2013 within a gated community, with patios serving each unit as additional outdoor space.
Property Size5,656 SF
Price / SF$90.17
Days on Market2
Property Features for 1403 W Kiwi
General Information
Standard status
Active
Size
5,656 SF
Property subtype
Multi-Family
Occupancy
100%
Building Details
Year Built
2013
Listing Agency:
Imperio Real Estate Llc
Listed By:
Bryanna Hernandez · License #801070327
(956) 803-0341
Source:
Tnt
Added: Sep 2
Last Checked: Sep 2 at 2:05PM
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 Imperio Real Estate Llc
Investment Insights
Based on property information with market context.
This multifamily property in Pharr includes units with practical floor plans and private patio areas that extend usable living space outdoors. Constructed in 2013, the asset is fully leased, providing an established occupancy profile for an owner seeking an income-producing residential property.
The property is located within the gated Sugar Creek community at 1403 W Kiwi, Pharr, TX 78577. Major roadways, shopping centers, restaurants, schools, and daily necessities are located nearby, supporting convenient access around Pharr and the surrounding Rio Grande Valley.
The property is located within the gated Sugar Creek community at 1403 W Kiwi, Pharr, TX 78577. Major roadways, shopping centers, restaurants, schools, and daily necessities are located nearby, supporting convenient access around Pharr and the surrounding Rio Grande Valley.
Key Highlights
- Fully leased multifamily property
- Built in 2013
- Located within the gated Sugar Creek community
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
$45,539
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
8.93%
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%
$910,780
$910.8K
Cap Rate 7%
$650,557
$650.6K
Cap Rate 9%
$505,989
$506.0K
Market Conditions
NOI Build-Up for 5,656 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
$93.7K $16.56/SF
− Vacancy
−$10.9K −$1.92/SF
EGI
$82.8K $14.64/SF
− OpEx
−$37.3K −$6.59/SF
NOI
$45.5K $8.05/SF
Area
Hidalgo County, TX
Vacancy
11.60%
Lease Rate
$16.56 /SF/Yr
Expense Ratio
45.00%
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%
$910,780
Cap Rate 7%
$650,557
Cap Rate 9%
$505,989
Alternative Uses
Best Use
Apartment 5plus
$650.6K
$569.2K – $759.0K
NOI $45,539 @ 7.0% cap · market cap 8.93%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$4.26M
$3.73M – $4.97M
NOI $298,213 @ 7.0% cap · market cap 58.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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?
Multifamily property - Built in 2013 within a gated community, with patios serving each unit as additional outdoor space.
Where is this multifamily property located?
The property is located at 1403 W Kiwi Pharr, TX.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Fully leased multifamily property; Built in 2013; Located within the gated Sugar Creek community
