Duplex with Fenced Units and
For Sale
$360,000
2416 N VALLEY CIRCLE, La Feria, TX 78559
MULTI_FAMILY - LA FERIA, TX
Property Size2,298 SF
Lot Size0.12 Acres
Price / SF$156.66
Days on Market101
Property Features for 2416 N VALLEY CIRCLE
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Garage
Interior features
Ceiling Fan(s), Smoke Alarm(s)
Fencing
Privacy
Appliances
Dryer, Range, Refrigerator, Washer
Subdivision
BRIDGE ESTATES
Lot features
Curb & Gutter
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
2,298 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
appliances
tile flooring
granite countertops
fully fenced
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
EXP Realty, LLC
(888) 519-7431
Listed By:
Arasely Esquivel · License #0636199
(956) 688-0631
Added: May 21
Changed: Jul 30
Last Checked: Aug 29 at 4:06PM
MLS# 29776647
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 duplex offers two residential units built in 2023, each with an open-concept layout featuring three bedrooms, two bathrooms, and a one-car garage. Interior features include tile flooring, ceiling fans, and smoke alarms. The units are equipped with major appliances including a range, refrigerator, washer, and dryer, and kitchens and bathrooms include granite countertops. The property is fully fenced with privacy fencing, supporting practical everyday use.
Utilities are provided via public water and public sewer. Heating and cooling are central and electric, with central air and electric heating.
Located on a 0.12-acre lot in Bridge Estates in La Feria, Texas, the duplex is positioned for buyers seeking an income-focused residential property with self-contained, garage-equipped units.
Utilities are provided via public water and public sewer. Heating and cooling are central and electric, with central air and electric heating.
Located on a 0.12-acre lot in Bridge Estates in La Feria, Texas, the duplex is positioned for buyers seeking an income-focused residential property with self-contained, garage-equipped units.
Key Highlights
- Duplex built in 2023 with two units
- Each unit offers three bedrooms, two bathrooms, and a one‑car garage
- Tile flooring, granite countertops, and ceiling fans in each unit
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
$18,959
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
5.27%
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%
$379,180
$379.2K
Cap Rate 7%
$270,843
$270.8K
Cap Rate 9%
$210,656
$210.7K
Market Conditions
NOI Build-Up for 2,298 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
$29.0K $12.60/SF
− Vacancy
−$1.9K −$0.81/SF
EGI
$27.1K $11.79/SF
− OpEx
−$8.1K −$3.54/SF
NOI
$19.0K $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%
$379,180
Cap Rate 7%
$270,843
Cap Rate 9%
$210,656
Alternative Uses
Best Use
Multifamily LT 5
$270.8K
$237.0K – $316.0K
NOI $18,959 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$248.4K
$217.3K – $289.8K
NOI $17,387 @ 7.0% cap · market cap 4.83%
Theoretical Best
Healthcare Medical
$395.7K
$346.2K – $461.6K
NOI $27,697 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
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Frequently Asked Questions
What type of property is this?
Duplex - Newer duplex in Bridge Estates with public utilities, central electric HVAC, and each unit with a garage.
Where is this duplex located?
The property is located at 2416 N VALLEY CIRCLE La Feria, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Duplex built in 2023 with two units; Each unit offers three bedrooms, two bathrooms, and a one‑car garage; Tile flooring, granite countertops, and ceiling fans in each unit
