Four-Unit Quadplex with
For Sale
$850,000
2461 Avenue D, Ingleside, TX 78362
Residential, Ingleside, TX
Property Size5,196 SF
Lot Size0.43 Acres
Price / SF$163.59
Days on Market49
Property Features for 2461 Avenue D
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
Garage
Interior features
OpenFloorplan, WindowTreatments, BreakfastBar
Appliances
Dishwasher, FreeStandingRange, Disposal, Microwave, Refrigerator, RangeHood
Subdivision
Ingleside-R J Williams
Lot features
Corner Lot
Elementary school
Ingleside
Middle school
Ingleside
High school
Ingleside
Elementary school district
Ingleside ISD
Middle school district
Ingleside ISD
High school district
Ingleside ISD
Standard status
Active
APN
72762
Size
5,196 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Description
R J WILLIAMS ADDN BLK 29 LOTS 43 THRU 48
Tax Annual Amount
13671
Legal Description
R J WILLIAMS ADDN BLK 29 LOTS 43 THRU 48
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
laundry
private backyard
Building Details
Year built
2015
Floors in Building
2
Number of units
1
Flooring type
Tile
Roof type
Shingle
Listing Agency:
Ultima Real Estate
(972) 980-9393
Listed By:
Deborah McGraw · License #0697963
(361) 500-5543
Added: Jul 31
Changed: Sep 14
Last Checked: Sep 17 at 2:06PM
MLS# 480204
Copyright © 2026 South Texas Multiple Listing Service, LLC. 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 2015, this 5,196-square-foot quadplex contains four residential units, each offering three bedrooms, two bathrooms, an open living layout, and in-unit laundry. Every unit includes a garage, two parking spaces, and a private backyard. Interior features include tile flooring, breakfast bars, window treatments, and a full appliance package with refrigerators, ranges, microwaves, dishwashers, disposals, and range hoods. Central air conditioning and electric central heat serve the property, which is connected to public water and public sewer. A new shingle roof adds a recent capital improvement.
The property occupies 0.43 acres at 2461 Avenue D in Ingleside, Texas, near schools and shopping. Occupancy is reported at 100%, providing an established four-unit configuration for a multifamily buyer.
The property occupies 0.43 acres at 2461 Avenue D in Ingleside, Texas, near schools and shopping. Occupancy is reported at 100%, providing an established four-unit configuration for a multifamily buyer.
Key Highlights
- Four units, each with 3 bedrooms and 2 bathrooms
- 5,196 square feet on a 0.43‑acre lot
- 100% occupancy
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
$48,027
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
5.65%
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%
$960,540
$960.5K
Cap Rate 7%
$686,100
$686.1K
Cap Rate 9%
$533,633
$533.6K
Market Conditions
NOI Build-Up for 5,196 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
$77.9K $15.00/SF
− Vacancy
−$9.3K −$1.80/SF
EGI
$68.6K $13.20/SF
− OpEx
−$20.6K −$3.96/SF
NOI
$48.0K $9.24/SF
Area
San Patricio County, TX
Vacancy
11.97%
Lease Rate
$15.00 /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%
$960,540
Cap Rate 7%
$686,100
Cap Rate 9%
$533,633
Alternative Uses
Best Use
Multifamily LT 5
$686.1K
$600.3K – $800.5K
NOI $48,027 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$608.0K
$532.0K – $709.4K
NOI $42,561 @ 7.0% cap · market cap 5.01%
Theoretical Best
Hotel Hospitality
$2.67M
$2.33M – $3.11M
NOI $186,588 @ 7.0% cap · market cap 21.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Explore this area
Business Placement
Demographics for 78362, TX
10,238
Population
4,701
Households
2.2
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
18.3 sq mi
ZIP Area
559
Density / Sq Mi
$78,698
Median Household Income
$41,240
Median Earnings
$1,226
Median Rent
$182,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Quadplex - Fully occupied multifamily property with open-plan units, private backyards, and dedicated parking.
Where is this quadplex located?
The property is located at 2461 Avenue D Ingleside, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four units, each with 3 bedrooms and 2 bathrooms; 5,196 square feet on a 0.43‑acre lot; 100% occupancy
