Brownsville Duplex Investment
For Sale
$179,000
2455 POLK, Brownsville, TX 78520
MULTI_FAMILY - BROWNSVILLE, TX
Property Size1,378 SF
Lot Size0.14 Acres
Price / SF$129.90
Days on Market94
Property Features for 2455 POLK
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Carport
Interior features
Ceiling Fan(s)
Fencing
Chain Link
Subdivision
BELLA VISTA
Elementary school
LONGORIA
Middle school
FAULK
High school
PORTER
Elementary school district
BROWNSVILLE I.S.D.
Middle school district
BROWNSVILLE I.S.D.
High school district
BROWNSVILLE I.S.D.
Standard status
Active
Size
1,378 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Listing Agency:
Zavaleta Realty, LLC
(956) 410-0747
Listed By:
Amanda Gonzalez · License #296559_567
(956) 266-4329
Added: May 31
Changed: Jul 1
Last Checked: Sep 1 at 2:06AM
MLS# 29776816
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 in Brownsville, Texas, presents an investment opportunity. Each of the two units includes two bedrooms and one bathroom. The property features tile floors throughout. Carports are available for each unit. Situated on a corner lot, the property spans 1378 square feet on a 0.14-acre lot. Each unit is equipped with its own water and electric meter.
Key Highlights
- Duplex: Ideal investment property with two separate units
- Separate Meters: Each unit has individual water and electric meters
- Two Bedrooms, One Bath per Unit: Each unit offers a comfortable living space
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
$11,369
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
6.35%
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%
$227,380
$227.4K
Cap Rate 7%
$162,414
$162.4K
Cap Rate 9%
$126,322
$126.3K
Market Conditions
NOI Build-Up for 1,378 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
$17.4K $12.60/SF
− Vacancy
−$1.1K −$0.81/SF
EGI
$16.2K $11.79/SF
− OpEx
−$4.9K −$3.54/SF
NOI
$11.4K $8.25/SF
Area
Brownsville, 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%
$227,380
Cap Rate 7%
$162,414
Cap Rate 9%
$126,322
Alternative Uses
Best Use
Multifamily LT 5
$162.4K
$142.1K – $189.5K
NOI $11,369 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$148.9K
$130.3K – $173.8K
NOI $10,426 @ 7.0% cap · market cap 5.82%
Theoretical Best
Healthcare Medical
$237.3K
$207.6K – $276.8K
NOI $16,609 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 78520, TX
64,949
Population
22,543
Households
2.9
Avg Household Size
34
Median Age
23%
College-Educated
69%
High-School Grad
39.7 sq mi
ZIP Area
1,636
Density / Sq Mi
$47,331
Median Household Income
$27,529
Median Earnings
$842
Median Rent
$129,200
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 - Duplex with two units, each featuring two bedrooms and one bath.
Where is this duplex located?
The property is located at 2455 POLK Brownsville, TX.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Duplex: Ideal investment property with two separate units; Separate Meters: Each unit has individual water and electric meters; Two Bedrooms, One Bath per Unit: Each unit offers a comfortable living space
