Triplex With On-Site
For Sale
$275,000
2012 Gumwood Avenue McAllen, McAllen, TX 78501
Three residences combine a three-bedroom home with two one-bedroom units and shared coin-operated laundry.
Property Size2,154 SF
Days on Market14
Property Features for 2012 Gumwood Avenue McAllen
General Information
Standard status
Active
Size
2,154 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
1 x 3BR/1BA, 2 x 1BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$3,102
Amenities
on-site laundry
covered parking
Building Details
Building Size
2,154 SF
Year Built
1960
Buildings
2
Tenancy
Multi
Listing Agency:
Texas Premier Realty
(121) 084-4868
Listed By:
Billy Michael Bryant
Source:
Primeluxuryrealestate
Added: Aug 17
Changed: Aug 24
Last Checked: Aug 29 at 3:10PM
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 Premier Realty
Investment Insights
Based on property information with market context.
This 2,154-square-foot triplex is arranged as a three-bedroom, one-bath house and a separate duplex with two one-bedroom, one-bath units. The property includes one covered parking spot and coin-operated laundry facilities on site.
All three residences have long-term tenants. Located at 2012 Gumwood Ave in McAllen, the configuration provides three distinct residential units within one income-producing property.
All three residences have long-term tenants. Located at 2012 Gumwood Ave in McAllen, the configuration provides three distinct residential units within one income-producing property.
Key Highlights
- 2,154‑square‑foot triplex with three residential units
- Three‑bedroom, one‑bath house included
- Rear duplex contains two one‑bedroom, one‑bath 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
$19,463
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
7.08%
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%
$389,260
$389.3K
Cap Rate 7%
$278,043
$278.0K
Cap Rate 9%
$216,256
$216.3K
Market Conditions
NOI Build-Up for 2,154 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
$29.7K $13.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$27.8K $12.91/SF
− OpEx
−$8.3K −$3.87/SF
NOI
$19.5K $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%
$389,260
Cap Rate 7%
$278,043
Cap Rate 9%
$216,256
Alternative Uses
Best Use
Multifamily LT 5
$278.0K
$243.3K – $324.4K
NOI $19,463 @ 7.0% cap · market cap 7.08%
Second Best
Apartment 5plus
$255.5K
$223.6K – $298.1K
NOI $17,887 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$584.9K
$511.8K – $682.4K
NOI $40,943 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,802
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three residences combine a three-bedroom home with two one-bedroom units and shared coin-operated laundry.
Where is this triplex located?
The property is located at 2012 Gumwood Avenue McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2,154‑square‑foot triplex with three residential units; Three‑bedroom, one‑bath house included; Rear duplex contains two one‑bedroom, one‑bath units
