Triplex with Covered
New
For Sale
$533,000
205 S Cynthia Street McAllen, McAllen, TX 78501
Three-unit property with varied layouts and private outdoor areas.
Property Size3,059 SF
Days on Market6
Property Features for 205 S Cynthia Street McAllen
General Information
Standard status
Active
Size
3,059 SF
Property subtype
Triplex
Units
Unit Mix
2 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$7,528
Amenities
private yard
Building Details
Building Size
3,059 SF
Year Built
2022
Listing Agency:
Encore Fine Properties
Listed By:
Ricardo D. Martinez · License #801068592
(956) 821-6170
Source:
Primeluxuryrealestate
Added: Sep 13
Changed: Sep 17
Last Checked: Sep 16 at 10:56PM
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 Encore Fine Properties
Investment Insights
Based on property information with market context.
Built in 2022, this triplex contains three separate residential units with distinct layouts and private yards. Two units each include three bedrooms, two full bathrooms, a covered two-car garage, and dedicated outdoor space. The third unit offers one bedroom, one bathroom, a private yard, and a covered one-car garage.
The property is located on S Cynthia Street in McAllen, near medical facilities and hospitals, restaurants, and commercial areas. Its combination of multi-unit configuration, individual yards, and covered parking supports flexible residential occupancy across the property.
The property is located on S Cynthia Street in McAllen, near medical facilities and hospitals, restaurants, and commercial areas. Its combination of multi-unit configuration, individual yards, and covered parking supports flexible residential occupancy across the property.
Key Highlights
- Three‑unit triplex built in 2022
- Two units with 3 bedrooms, 2 full bathrooms, covered 2‑car garages, and private yards
- Third unit includes 1 bedroom, 1 bathroom, a covered 1‑car garage, and a private yard
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 - Three-unit property with varied layouts and private outdoor areas.
Where is this triplex located?
The property is located at 205 S Cynthia Street McAllen 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 built in 2022; Two units with 3 bedrooms, 2 full bathrooms, covered 2‑car garages, and private yards; Third unit includes 1 bedroom, 1 bathroom, a covered 1‑car garage, and a private yard
