Duplex with Driveway
For Sale
$340,000
1815 Madison St., Brownsville, TX 78520
Two three-bedroom units feature appliance-equipped kitchens and open living-dining areas.
Property Size2,564 SF
Price / SF$132.61
Days on Market12
Property Features for 1815 Madison St.
General Information
Standard status
Active
Size
2,564 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2020
Listing Agency:
Texas Land Trade Realty, LLC
(956) 561-1602
Listed By:
Rudy Zolezzi
Source:
Accessrealtyrgv
Added: Aug 18
Changed: Aug 27
Last Checked: Aug 28 at 12:49PM
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 Texas Land Trade Realty, LLC
Investment Insights
Based on property information with market context.
Built in 2020, this duplex contains two residences, each with 3 bedrooms and 2 bathrooms. Both layouts include large open living and dining areas, kitchens with a refrigerator, stove, and microwave, plus a primary bedroom with a walk-in closet and a finished shower area. The property measures 2,564 square feet overall.
A front driveway provides 4 parking spaces. Located at 1815 Madison St. in Brownsville, TX 78520, the property offers a defined two-unit configuration with recently constructed improvements and in-place residential features.
A front driveway provides 4 parking spaces. Located at 1815 Madison St. in Brownsville, TX 78520, the property offers a defined two-unit configuration with recently constructed improvements and in-place residential features.
Key Highlights
- 2,564‑square‑foot duplex built in 2020
- Each unit has 3 bedrooms and 2 bathrooms
- Open living and dining areas in both units
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
$21,154
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
6.22%
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%
$423,080
$423.1K
Cap Rate 7%
$302,200
$302.2K
Cap Rate 9%
$235,044
$235.0K
Market Conditions
NOI Build-Up for 2,564 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
$32.3K $12.60/SF
− Vacancy
−$2.1K −$0.81/SF
EGI
$30.2K $11.79/SF
− OpEx
−$9.1K −$3.54/SF
NOI
$21.2K $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%
$423,080
Cap Rate 7%
$302,200
Cap Rate 9%
$235,044
Alternative Uses
Best Use
Multifamily LT 5
$302.2K
$264.4K – $352.6K
NOI $21,154 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$277.1K
$242.5K – $323.3K
NOI $19,399 @ 7.0% cap · market cap 5.71%
Theoretical Best
Healthcare Medical
$441.5K
$386.3K – $515.1K
NOI $30,903 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
759
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 - Two three-bedroom units feature appliance-equipped kitchens and open living-dining areas.
Where is this duplex located?
The property is located at 1815 Madison St. Brownsville, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 2,564‑square‑foot duplex built in 2020; Each unit has 3 bedrooms and 2 bathrooms; Open living and dining areas in both units
