Three-Unit Triplex with Private
For Sale
$533,000
205 S Cynthia Street, McAllen, TX 78501
Residential Income, McAllen, TX
Property Size3,059 SF
Lot Size0.19 Acres
Price / SF$174.24
Days on Market9
Property Features for 205 S Cynthia Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Parking
5
Exterior features
Mature Trees
Appliances
Electric Water Heater, Smooth Electric Cooktop, Dryer, Microwave, Refrigerator, Washer
Subdivision
Cathay Courts
Lot features
Mature Trees
Elementary school
Wilson
Middle school
Lincoln
High school
McAllen H.S.
Elementary school district
McAllen ISD
Middle school district
McAllen ISD
High school district
McAllen ISD
Directions
old 83 and Cynthia
Standard status
Active
APN
C230000003000600
Size
3,059 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7528
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2022
Floors in Building
1
Number of units
6
Building materials
Stucco
Roof type
Composition
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Ricardo D. Martinez · License #801068592
(956) 332-3803
Added: Sep 11
Last Checked: Sep 19 at 7:06AM
MLS# 514296
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.
Built in 2022, this 3,059-square-foot triplex contains three separate residential units. Two units each offer 3 bedrooms, 2 full bathrooms, a covered 2-car garage, and a private yard. The third unit includes 1 bedroom, 1 bathroom, a covered 1-car garage, and its own yard. The property has stucco construction, a composition roof, central heating, central air, and electric appliances including refrigerators, washers, dryers, microwaves, and smooth electric cooktops.
Located at 205 S Cynthia Street in McAllen, the property occupies 0.1869 acres in ZIP Code 78501. The surrounding area includes medical facilities and hospitals, restaurants, and commercial areas. Mature trees add exterior landscaping to the site.
Located at 205 S Cynthia Street in McAllen, the property occupies 0.1869 acres in ZIP Code 78501. The surrounding area includes medical facilities and hospitals, restaurants, and commercial areas. Mature trees add exterior landscaping to the site.
Key Highlights
- Three‑unit triplex completed in 2022
- 3,059 square feet on 0.1869 acres
- Two 3‑bedroom, 2‑bath units with covered 2‑car garages and private yards
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
$27,641
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
5.19%
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%
$552,820
$552.8K
Cap Rate 7%
$394,871
$394.9K
Cap Rate 9%
$307,122
$307.1K
Market Conditions
NOI Build-Up for 3,059 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
$42.2K $13.80/SF
− Vacancy
−$2.7K −$0.89/SF
EGI
$39.5K $12.91/SF
− OpEx
−$11.8K −$3.87/SF
NOI
$27.6K $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%
$552,820
Cap Rate 7%
$394,871
Cap Rate 9%
$307,122
Alternative Uses
Best Use
Multifamily LT 5
$394.9K
$345.5K – $460.7K
NOI $27,641 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$362.9K
$317.5K – $423.4K
NOI $25,402 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$830.6K
$726.8K – $969.1K
NOI $58,145 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
971
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Triplex - Recently built triplex with covered garages, private yards, and central HVAC.
Where is this triplex located?
The property is located at 205 S Cynthia Street McAllen, TX.
What is the asking price?
The asking price for this property is $533,000.
What are key features of this property?
This property features: Three‑unit triplex completed in 2022; 3,059 square feet on 0.1869 acres; Two 3‑bedroom, 2‑bath units with covered 2‑car garages and private yards
