4-Unit Quadplex with
For Sale
$510,000
205 E Royal Palm Dr., Mercedes, TX 78570
Residential Income, Mercedes, TX
Property Size4,400 SF
Lot Size0.23 Acres
Price / SF$115.91
Days on Market93
Property Features for 205 E Royal Palm Dr.
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
RES
Bedrooms
12
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 1, Bedroom 2, Bathroom 7, Bedroom 8, Bedroom 1, Bedroom 9, Bedroom 3, Bedroom 12, Bathroom 3, Bedroom 11, Bathroom 6, Bathroom 5, Bedroom 10, Bathroom 4, Bedroom 6, Bathroom 2, Bedroom 4, Bedroom 5, Bathroom 8, Bedroom 7
Parking features
Carport
Interior features
Kitchen Island, Washer/Dryer Hook-up
Exterior features
Fence
Fencing
Fenced
Appliances
Microwave, Refrigerator, Washer/Dryer
Subdivision
Summer Breeze
Lot features
Undeveloped ( Other)
Standard status
Active
Size
4,400 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
100
Building Details
Year built
2025
Floors in Building
1
Number of units
4
Flooring type
Tile
Building materials
Stucco
Listing Agency:
Effective Real Estate
(956) 322-8522
Listed By:
Ryan McDaniel
(956) 299-2111
Added: Jun 23
Changed: Sep 15
Last Checked: Sep 23 at 1:06AM
MLS# 106447
Copyright © 2026 South Padre Island Board 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 4-unit quadplex contains 4,400 square feet across four residences, with each unit configured as a 3-bedroom, 2-bath home. Interior features include kitchen islands, tile flooring, and washer/dryer hookups, while included appliances consist of microwaves, refrigerators, and washers/dryers. Stucco construction, fencing, and carport parking are also part of the property improvements. The building carries RES zoning and was built in 2025 on a 0.2328-acre lot.
The property is located at 205 E Royal Palm Dr. in Mercedes, Texas, with Expressway 83 approximately two minutes away. The Livestock Show Grounds and Rio Grande Valley Outlets are nearby, providing established points of reference within the surrounding area.
The property is located at 205 E Royal Palm Dr. in Mercedes, Texas, with Expressway 83 approximately two minutes away. The Livestock Show Grounds and Rio Grande Valley Outlets are nearby, providing established points of reference within the surrounding area.
Key Highlights
- 4‑unit quadplex with 4,400 square feet
- Each unit offers a 3‑bedroom, 2‑bath layout
- Built in 2025 on a 0.2328‑acre lot
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
$38,478
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
7.54%
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%
$769,560
$769.6K
Cap Rate 7%
$549,686
$549.7K
Cap Rate 9%
$427,533
$427.5K
Market Conditions
NOI Build-Up for 4,400 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
$61.8K $14.04/SF
− Vacancy
−$6.8K −$1.55/SF
EGI
$55.0K $12.49/SF
− OpEx
−$16.5K −$3.75/SF
NOI
$38.5K $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%
$769,560
Cap Rate 7%
$549,686
Cap Rate 9%
$427,533
Alternative Uses
Best Use
Multifamily LT 5
$549.7K
$481.0K – $641.3K
NOI $38,478 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$506.1K
$442.8K – $590.4K
NOI $35,426 @ 7.0% cap · market cap 6.95%
Theoretical Best
Hotel Hospitality
$3.31M
$2.90M – $3.87M
NOI $231,990 @ 7.0% cap · market cap 45.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 78570, TX
32,950
Population
10,701
Households
3.1
Avg Household Size
30
Median Age
12%
College-Educated
61%
High-School Grad
75.2 sq mi
ZIP Area
438
Density / Sq Mi
$39,890
Median Household Income
$22,648
Median Earnings
$686
Median Rent
$83,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four three-bedroom residences include appliances, carports, and washer/dryer hookups within contemporary layouts.
Where is this quadplex located?
The property is located at 205 E Royal Palm Dr. Mercedes, TX.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: 4‑unit quadplex with 4,400 square feet; Each unit offers a 3‑bedroom, 2‑bath layout; Built in 2025 on a 0.2328‑acre lot
