Duplex with Occupied
For Sale
$275,900
Pending
2229 N VALLEY CIRCLE, La Feria, TX 78559
MULTI_FAMILY - LA FERIA, TX
Property Size1,950 SF
Lot Size0.13 Acres
Days on Market79
Property Features for 2229 N VALLEY CIRCLE
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
None
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Appliances
Dishwasher, Dryer, Range, Refrigerator, Washer
Subdivision
BRIDGE ESTATES
Elementary school
VAIL
Middle school
GREEN
High school
LA FERIA
Elementary school district
LA FERIA I.S.D.
Middle school district
LA FERIA I.S.D.
High school district
LA FERIA I.S.D.
Standard status
Pending
Size
1,950 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
Excel Realty
(956) 280-3089
Listed By:
Graciela Cuevas
(956) 667-4879
Added: May 21
Changed: Aug 7
Last Checked: Aug 7 at 1:06PM
MLS# 29776628
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 1,950-square-foot duplex was built in 2023 and includes one occupied unit plus a second unit that is currently vacant. Both residences feature open-concept living areas, contemporary finishes, tile flooring, walk-in closets, ceiling fans, and smoke alarms. Kitchens are equipped with ranges, refrigerators, dishwashers, washers, and dryers. Central heating and central air serve the units.
The property sits on a 0.1281-acre lot with public water and public sewer. The duplex is virtually staged, providing a furnished visual presentation of the available space. No parking is identified among the property’s listed parking features.
The property sits on a 0.1281-acre lot with public water and public sewer. The duplex is virtually staged, providing a furnished visual presentation of the available space. No parking is identified among the property’s listed parking features.
Key Highlights
- 1,950 SF duplex built in 2023
- One unit occupied; second unit currently vacant
- Open‑concept interiors with contemporary finishes and tile flooring
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
$16,088
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
5.83%
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%
$321,760
$321.8K
Cap Rate 7%
$229,829
$229.8K
Cap Rate 9%
$178,756
$178.8K
Market Conditions
NOI Build-Up for 1,950 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
$24.6K $12.60/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$23.0K $11.79/SF
− OpEx
−$6.9K −$3.54/SF
NOI
$16.1K $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%
$321,760
Cap Rate 7%
$229,829
Cap Rate 9%
$178,756
Alternative Uses
Best Use
Multifamily LT 5
$229.8K
$201.1K – $268.1K
NOI $16,088 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$210.8K
$184.4K – $245.9K
NOI $14,754 @ 7.0% cap · market cap 5.35%
Theoretical Best
Healthcare Medical
$335.8K
$293.8K – $391.7K
NOI $23,503 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Built in 2023, the property pairs contemporary finishes with public water and sewer service.
Where is this duplex located?
The property is located at 2229 N VALLEY CIRCLE La Feria, TX.
What is the asking price?
The asking price for this property is $275,900.
What are key features of this property?
This property features: 1,950 SF duplex built in 2023; One unit occupied; second unit currently vacant; Open‑concept interiors with contemporary finishes and tile flooring
