Two-Unit Duplex with Private
For Sale
$269,000
2332 S VALLEY CIRCLE, La Feria, TX 78559
Residential Income, LA FERIA, TX
Property Size1,908 SF
Lot Size0.13 Acres
Price / SF$140.99
Days on Market97
Property Features for 2332 S VALLEY CIRCLE
General Information
Property type
Residential Multi Family
Property subtype
Other
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Appliances
Dishwasher, Range, Refrigerator
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
Active
Size
1,908 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
quartz countertops
built-ins
large walk-in closets
private backyard
tankless water heater
laundry room
kitchen appliances
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
Global Home Finders Realty
(956) 626-1280
Listed By:
Frank Escobedo
(956) 561-4718
Added: Jun 15
Changed: Sep 15
Last Checked: Sep 19 at 1:06PM
MLS# 29777176
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.
Built in 2023, this duplex contains two fully leased units, each configured with 2 bedrooms and 2 bathrooms. The 1,908-square-foot property sits on 0.13 acres and includes quartz countertops, tile flooring, built-in features, ceiling fans, smoke alarms, and large walk-in closets. Each unit also offers a private backyard, laundry room, tankless water heater, and kitchen appliances including a refrigerator, range, and dishwasher.
The property is located at 2332 S Valley Circle in La Feria, Texas, within Cameron County. Public water and public sewer serve the property, while central electric heating and central air conditioning provide building systems support. The duplex was constructed by Zarate Homes and includes electric cooling, walk-in storage, and practical residential finishes throughout.
The property is located at 2332 S Valley Circle in La Feria, Texas, within Cameron County. Public water and public sewer serve the property, while central electric heating and central air conditioning provide building systems support. The duplex was constructed by Zarate Homes and includes electric cooling, walk-in storage, and practical residential finishes throughout.
Key Highlights
- Two fully leased units, each with 2Br/2Bth
- 1,908 square feet on a 0.13‑acre lot
- Built in 2023 by Zarate Homes
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
5.85%
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 5.85%
Second Best
Apartment 5plus
$206.2K
$180.5K – $240.6K
NOI $14,436 @ 7.0% cap · market cap 5.37%
Theoretical Best
Healthcare Medical
$328.5K
$287.5K – $383.3K
NOI $22,997 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully leased duplex with updated finishes, individual laundry rooms, and complete kitchen appliance packages.
Where is this duplex located?
The property is located at 2332 S VALLEY CIRCLE La Feria, TX.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Two fully leased units, each with 2Br/2Bth; 1,908 square feet on a 0.13‑acre lot; Built in 2023 by Zarate Homes
