Modern Duplex with Open
For Sale
$265,000
2210 E Valley Circle, La Feria, TX 78559
Residential Income, La Feria, TX
Property Size1,908 SF
Lot Size0.15 Acres
Price / SF$138.89
Days on Market8
Property Features for 2210 E Valley Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
4
Parking features
None
Appliances
Electric Water Heater, Water Heater (Other Location), Refrigerator, Stove/Range
Subdivision
Bridge Estates
Lot features
Curb & Gutters, Sidewalks
Elementary school
Vail
Middle school
Green Junior High
High school
La Feria H.S.
Elementary school district
La Feria ISD
Middle school district
La Feria ISD
High school district
La Feria ISD
Directions
Take exit 167 towards FM 2556/Solis Rd/Rabb Rd. Merge onto W Expy 83/ U.S. 83 Frontage Rd S. Turn Right. Turn right onto W Cantu Rd. turn Right onto N Valley Circle. and you will arrive at 2210 E Valley Circle
Standard status
Active
APN
8622310000021000
Size
1,908 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6590
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Number of units
2
Building materials
Siding
Roof type
Composition
Listing Agency:
Zapphire Real Estate Group
(956) 600-7494
Listed By:
Glenda Pecina
(956) 579-2276
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 10 at 5:06PM
MLS# 514155
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 duplex contains 1,908 square feet across two residences on a 0.1492-acre lot in La Feria, Texas. Each residence includes 2 bedrooms and 2 bathrooms, with an open arrangement connecting the living areas and kitchen. Contemporary interiors include sleek countertops, stainless steel appliances, and substantial cabinet storage.
The property has central electric heating and central air conditioning, along with electric water heating and public water service. Appliances include refrigerators and stove/range units. Exterior construction uses siding, and the roof is composition. No parking features are identified for the property.
The property has central electric heating and central air conditioning, along with electric water heating and public water service. Appliances include refrigerators and stove/range units. Exterior construction uses siding, and the roof is composition. No parking features are identified for the property.
Key Highlights
- Two‑residence duplex with 1,908 square feet of building area
- Each residence includes 2 bedrooms and 2 bathrooms
- Built in 2022 on a 0.1492‑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
$15,741
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
5.94%
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%
$314,820
$314.8K
Cap Rate 7%
$224,871
$224.9K
Cap Rate 9%
$174,900
$174.9K
Market Conditions
NOI Build-Up for 1,908 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
$24.0K $12.60/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$22.5K $11.79/SF
− OpEx
−$6.7K −$3.54/SF
NOI
$15.7K $8.25/SF
Area
Cameron County, 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%
$314,820
Cap Rate 7%
$224,871
Cap Rate 9%
$174,900
Alternative Uses
Best Use
Multifamily LT 5
$224.9K
$196.8K – $262.4K
NOI $15,741 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$206.2K
$180.5K – $240.6K
NOI $14,436 @ 7.0% cap · market cap 5.45%
Theoretical Best
Healthcare Medical
$328.5K
$287.5K – $383.3K
NOI $22,997 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 78559, TX
12,533
Population
5,047
Households
2.5
Avg Household Size
37
Median Age
14%
College-Educated
72%
High-School Grad
36.3 sq mi
ZIP Area
345
Density / Sq Mi
$48,117
Median Household Income
$31,927
Median Earnings
$985
Median Rent
$99,900
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?
Duplex - Two residences offer contemporary finishes, central HVAC, and kitchens equipped for everyday use.
Where is this duplex located?
The property is located at 2210 E Valley Circle La Feria, TX.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Two‑residence duplex with 1,908 square feet of building area; Each residence includes 2 bedrooms and 2 bathrooms; Built in 2022 on a 0.1492‑acre lot
