Gated Community
For Sale
$440,000
1804 Stauffer Street, Weslaco, TX 78596
Residential Income, Weslaco, TX
Property Size3,592 SF
Lot Size0.22 Acres
Price / SF$122.49
Days on Market16
Property Features for 1804 Stauffer Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
2
Parking features
Garage
Appliances
Electric Water Heater, Refrigerator, Stove/Range-Electric Smooth
Subdivision
Airport Heights
Elementary school
Roosevelt
Middle school
Cathey
High school
Weslaco East H.S.
Elementary school district
Weslaco ISD
Middle school district
Weslaco ISD
High school district
Weslaco ISD
Directions
From I-2 take Mile 4/Airport Dr. south, then turn left on Stauffer.
Standard status
Active
APN
A144500000004600
Size
3,592 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9180
HOA Fee
$600 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
gated community
covered parking
Building Details
Year built
2022
Floors in Building
1
Number of units
4
Building materials
Stone, Stucco
Roof type
Shingle
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Rhonda Arias
(956) 435-1482
Added: Aug 15
Changed: Aug 27
Last Checked: Aug 30 at 3:06PM
MLS# 512739
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.
Completed in 2022, this 3,592-square-foot quadplex contains four residential units with a mix of one-, two-, and three-bedroom layouts. The property features stone and stucco construction, shingle roofing, central heating, central air conditioning, electric water heaters, refrigerators, and electric smooth-top ranges. Two units are currently tenant-occupied.
Set within a gated community in Weslaco, the property includes covered parking and garage parking features. The 0.2185-acre parcel is located in Hidalgo County, with the address at 1804 Stauffer Street, Weslaco, Texas 78596.
Set within a gated community in Weslaco, the property includes covered parking and garage parking features. The 0.2185-acre parcel is located in Hidalgo County, with the address at 1804 Stauffer Street, Weslaco, Texas 78596.
Key Highlights
- Four‑unit quadplex completed in 2022
- 3,592 square feet on a 0.2185‑acre parcel
- Unit mix includes 1-, 2-, and 3‑bedroom floor plans
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
$31,412
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
7.14%
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%
$628,240
$628.2K
Cap Rate 7%
$448,743
$448.7K
Cap Rate 9%
$349,022
$349.0K
Market Conditions
NOI Build-Up for 3,592 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
$50.4K $14.04/SF
− Vacancy
−$5.6K −$1.55/SF
EGI
$44.9K $12.49/SF
− OpEx
−$13.5K −$3.75/SF
NOI
$31.4K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$628,240
Cap Rate 7%
$448,743
Cap Rate 9%
$349,022
Alternative Uses
Best Use
Multifamily LT 5
$448.7K
$392.7K – $523.5K
NOI $31,412 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$413.2K
$361.5K – $482.0K
NOI $28,921 @ 7.0% cap · market cap 6.57%
Theoretical Best
Hotel Hospitality
$2.71M
$2.37M – $3.16M
NOI $189,388 @ 7.0% cap · market cap 43.04%
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
776
Businesses Nearby
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
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 - Four-unit residential income property with varied floor plans, covered parking, and central heating and air conditioning.
Where is this quadplex located?
The property is located at 1804 Stauffer Street Weslaco, TX.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Four‑unit quadplex completed in 2022; 3,592 square feet on a 0.2185‑acre parcel; Unit mix includes 1-, 2-, and 3‑bedroom floor plans
