New Two-Unit
For Sale
$339,000
1612 Clinton Street, Harlingen, TX 78550
Residential Income, Harlingen, TX
Property Size2,016 SF
Lot Size0.14 Acres
Price / SF$168.15
Days on Market83
Property Features for 1612 Clinton Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
None
Appliances
Electric Water Heater, Refrigerator
Subdivision
Coakley Estates
Lot features
Sidewalks
Elementary school
Houston
Middle school
Coakley
High school
Harlingen South H.S.
Elementary school district
Harlingen ISD
Middle school district
Harlingen ISD
High school district
Harlingen ISD
Directions
Coming from McAllen on the 69-E, use exit 24 towards FM 1479, Merge onto Frontage 83, make a U-turn on S. Rangerville, and merge onto Frontage 83, then turn right on Taft St., then turn right on Bush St., then Left on Clinton St., property should be on your left. Coming West from Brownsville on the 69-E, use exit 24 towards FM 1479, Merge onto Frontage 83rd., then turn right on Taft St., then turn right on Bush St., then Left on Clinton St., property should be on your left.
Standard status
Active
APN
1661010000004000
Size
2,016 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2147
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Building materials
Stucco
Roof type
Composition
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: Jul 13
Changed: Sep 4
Last Checked: Oct 3 at 10:06AM
MLS# 509534
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction duplex at 1612 Clinton Street offers 2,016 square feet across two residential units. Each side is planned with 2 bedrooms and 2 full bathrooms, along with tile flooring and quartz countertops. Central heating and central air support year-round interior comfort, while each unit includes an electric water heater and refrigerator.
The property occupies 0.1379 acres in Harlingen, Texas, within Coakley Estates Subdivision. Exterior improvements include a privacy fence, and the structure features stucco construction with a composition roof. Public water serves the property. No parking is listed among the property’s parking features.
The property occupies 0.1379 acres in Harlingen, Texas, within Coakley Estates Subdivision. Exterior improvements include a privacy fence, and the structure features stucco construction with a composition roof. Public water serves the property. No parking is listed among the property’s parking features.
Key Highlights
- Two‑unit duplex with 2,016 square feet of property area
- Each unit includes 2 bedrooms and 2 full bathrooms
- Under construction with a 2025 year built
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
$16,632
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
4.91%
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%
$332,640
$332.6K
Cap Rate 7%
$237,600
$237.6K
Cap Rate 9%
$184,800
$184.8K
Market Conditions
NOI Build-Up for 2,016 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
$25.4K $12.60/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$23.8K $11.79/SF
− OpEx
−$7.1K −$3.54/SF
NOI
$16.6K $8.25/SF
Area
Cameron County, 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%
$332,640
Cap Rate 7%
$237,600
Cap Rate 9%
$184,800
Alternative Uses
Best Use
Multifamily LT 5
$237.6K
$207.9K – $277.2K
NOI $16,632 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$217.9K
$190.7K – $254.2K
NOI $15,253 @ 7.0% cap · market cap 4.50%
Theoretical Best
Healthcare Medical
$347.1K
$303.7K – $405.0K
NOI $24,298 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
322
Businesses Nearby
Explore this area
Business Placement
Demographics for 78550, TX
56,038
Population
22,347
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
77%
High-School Grad
94.2 sq mi
ZIP Area
595
Density / Sq Mi
$51,524
Median Household Income
$32,065
Median Earnings
$863
Median Rent
$120,500
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?
Duplex - Under-construction duplex with two-bedroom, two-bath layouts, tile flooring, quartz countertops, and privacy fencing.
Where is this duplex located?
The property is located at 1612 Clinton Street Harlingen, TX.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,016 square feet of property area; Each unit includes 2 bedrooms and 2 full bathrooms; Under construction with a 2025 year built
