Duplex with Attached
For Sale
$360,000
2430 N Valley Circle, La Feria, TX 78559
Residential Income, La Feria, TX
Property Size2,298 SF
Lot Size0.13 Acres
Price / SF$156.66
Days on Market94
Property Features for 2430 N Valley Circle
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
2
Parking features
Garage
Patio and Porch features
Patio
Fencing
Privacy
Appliances
Electric Water Heater, Water Heater (In Garage), Dryer, Microwave, Refrigerator, Stove/Range-Electric Coil, Washer
Subdivision
Bridge Estates
Lot features
Curb & Gutters
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
Heading west on US 83, Exit on Solis Rd, turn right onto Solis Rd, then take a left at the stop sign, and subdivision will be to your right. Turn right onto N Valley Circle and Duplex will be on your left hand side.
Special listing conditions
In Foreclosure, Real Estate Owned
Standard status
Active
APN
8622310000005000
Size
2,298 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6683
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Amenities
fully fenced
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Building materials
Brick, Siding, Stucco
Roof type
Composition
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Arasely Esquivel · License #0636199
(956) 688-0631
Added: Jun 9
Changed: Sep 5
Last Checked: Sep 10 at 4:06PM
MLS# 506875
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 2023, this duplex contains 2,298 square feet of living area across two residences. Each unit is designed with an open-concept layout, three bedrooms, two bathrooms, and a one-car garage. Interior finishes include tile flooring throughout, granite countertops in the kitchens and bathrooms, and a package of included appliances: stove, microwave, refrigerator, washer, and dryer.
The property sits within Bridge Estates in La Feria, Texas, on a 0.1343-acre lot. Exterior features include privacy fencing and patios, while brick, siding, and stucco are used across the construction. Central electric heating and cooling serve the units, and each garage includes a water heater.
The property sits within Bridge Estates in La Feria, Texas, on a 0.1343-acre lot. Exterior features include privacy fencing and patios, while brick, siding, and stucco are used across the construction. Central electric heating and cooling serve the units, and each garage includes a water heater.
Key Highlights
- Duplex totaling 2,298 square feet, built in 2023
- Each unit offers 3 bedrooms, 2 bathrooms, and 1,149 square feet
- One‑car garage provided for each residence
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
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
14
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
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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 newly built residences offer open layouts, private fencing, patios, and appliance packages in a residential subdivision.
Where is this duplex located?
The property is located at 2430 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 totaling 2,298 square feet, built in 2023; Each unit offers 3 bedrooms, 2 bathrooms, and 1,149 square feet; One‑car garage provided for each residence
