Duplex with Separate
For Sale
$179,000
Pending
2455 POLK, Brownsville, TX 78520
Residential Income, BROWNSVILLE, TX
Property Size1,378 SF
Lot Size0.14 Acres
Days on Market116
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
Pending
Size
1,378 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
carport
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: Sep 19
Last Checked: Sep 23 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.
Built in 1984, this 1,378-square-foot duplex contains two residential units, each arranged with 2 bedrooms and 1 bath. Central heating and central air serve the property, while ceiling fans provide an additional interior feature. Each unit has its own water and electric meter, supporting separate utility measurement. The property includes a carport for each unit and sits on a 0.14-acre corner lot enclosed by chain-link fencing.
Located at 2455 Polk in Brownsville, the property is connected to public water and public sewer. The duplex provides a defined two-unit layout with dedicated covered parking and separately metered water and electric service.
Located at 2455 Polk in Brownsville, the property is connected to public water and public sewer. The duplex provides a defined two-unit layout with dedicated covered parking and separately metered water and electric service.
Key Highlights
- Two‑unit duplex with 1,378 square feet of property size
- Each unit includes 2 bedrooms and 1 bath
- Separate water and electric meters for 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
$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
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Check the figures for this property
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 residential units offer individual utility meters, private carports, and a corner-lot setting in Brownsville.
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: Two‑unit duplex with 1,378 square feet of property size; Each unit includes 2 bedrooms and 1 bath; Separate water and electric meters for each unit
