Four-Unit Efficiency Apartment
For Sale
$325,000
Pending
1721 N 11TH ST., McAllen, TX 78501
Residential Income, MCALLEN, TX
Property Size2,768 SF
Lot Size0.21 Acres
Days on Market143
Property Features for 1721 N 11TH ST.
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
None
Patio and Porch features
Porch
Interior features
Ceiling Fan(s)
Exterior features
Deck/Balcony/Porch
Appliances
Range
Lot features
Corner Lot
Elementary school
WILSON
Middle school
TRAVIS
High school
MCALLEN
Elementary school district
MCALLEN I.S.D.
Middle school district
MCALLEN I.S.D.
High school district
MCALLEN I.S.D.
Subdivision
McAllen
Standard status
Pending
Size
2,768 SF
Lot size
0.21 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1975
Floors in Building
2
Number of units
4
Flooring type
Vinyl
Listing Agency:
MARCUS PHIPPS REAL ESTATE, LLC
(956) 423-5300
Listed By:
MYSSIE CARDENAS-BARAJAS · License #515302
(956) 802-0217
Added: Apr 18
Changed: Sep 6
Last Checked: Sep 7 at 3:06AM
MLS# 29775726
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 four-unit apartment property contains 2,768 square feet across four one-bedroom, one-bath efficiency residences. The building has a brick-veneer exterior, porch, ceiling fans, range appliances, and a mix of vinyl and restored ebony-stained oak flooring. Cooling is provided by window or wall units rather than central air, and each unit has a separate meter.
Three apartments are occupied, while the remaining unit is available for touring. The property sits on a 0.208-acre parcel at 1721 N 11th St. in McAllen, with public water and public sewer service. There is no designated on-site parking.
Three apartments are occupied, while the remaining unit is available for touring. The property sits on a 0.208-acre parcel at 1721 N 11th St. in McAllen, with public water and public sewer service. There is no designated on-site parking.
Key Highlights
- Four one‑bedroom, one‑bath efficiency apartments
- 2,768 square feet on a 0.208‑acre parcel
- Three units occupied; one unit available to tour
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
$25,012
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
7.70%
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%
$500,240
$500.2K
Cap Rate 7%
$357,314
$357.3K
Cap Rate 9%
$277,911
$277.9K
Market Conditions
NOI Build-Up for 2,768 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
$38.2K $13.80/SF
− Vacancy
−$2.5K −$0.89/SF
EGI
$35.7K $12.91/SF
− OpEx
−$10.7K −$3.87/SF
NOI
$25.0K $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%
$500,240
Cap Rate 7%
$357,314
Cap Rate 9%
$277,911
Alternative Uses
Best Use
Multifamily LT 5
$357.3K
$312.7K – $416.9K
NOI $25,012 @ 7.0% cap · market cap 7.70%
Second Best
Apartment 5plus
$328.4K
$287.3K – $383.1K
NOI $22,986 @ 7.0% cap · market cap 7.07%
Theoretical Best
Office A
$751.6K
$657.7K – $876.9K
NOI $52,614 @ 7.0% cap · market cap 16.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,403
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Brick-veneer property with four one-bedroom, one-bath residences and separate utility metering.
Where is this quadplex located?
The property is located at 1721 N 11TH ST. McAllen, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Four one‑bedroom, one‑bath efficiency apartments; 2,768 square feet on a 0.208‑acre parcel; Three units occupied; one unit available to tour
