8-Unit Apartment Building with
For Sale
$1,380,000
2484-2486 6th Street, Ingleside, TX 78362
MULTI_FAMILY - Ingleside, TX
Property Size10,112 SF
Lot Size0.77 Acres
Price / SF$136.47
Days on Market42
Property Features for 2484-2486 6th Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
24
Bathrooms
16
Full bathrooms
16
Rooms
Bedroom 12, Bedroom 7, Bathroom 11, Bedroom 18, Bedroom 13, Bedroom 24, Bathroom 3, Bathroom 6, Bathroom 12, Bathroom 15, Bathroom 16, Bedroom 22, Bedroom 16, Bathroom 8, Bedroom 3, Bathroom 4, Bathroom 7, Bedroom 2, Bedroom 6, Bedroom 21, Bedroom 17, Bedroom 8, Bedroom 5, Bedroom 1, Bathroom 5, Bedroom 15, Bathroom 14, Bathroom 1, Bedroom 14, Bathroom 2, Bedroom 20, Bedroom 10, Bedroom 4, Bedroom 23, Bathroom 10, Bathroom 13, Bedroom 11, Bathroom 9, Bedroom 9, Bedroom 19
Parking
15
Parking features
Garage
Patio and Porch features
Patio
Interior features
OpenFloorplan, BreakfastBar
Appliances
Dishwasher, FreeStandingRange, Disposal, Microwave, Refrigerator, RangeHood
Subdivision
Ingleside-R J Williams
Lot features
Interior 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
71778
Size
10,112 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Description
R J WILLIAMS ADDN BLK 18 LOT 27A,B
Tax Annual Amount
11261
Legal Description
R J WILLIAMS ADDN BLK 18 LOT 27A,B
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
fully fenced
Building Details
Year built
2003
Floors in Building
2
Number of units
1
Flooring type
Tile, Carpet
Roof type
Shingle
Listing Agency:
Ultima Real Estate
(972) 980-9393
Listed By:
Deborah McGraw · License #0697963
(361) 500-5543
Added: Jul 2
Changed: Aug 10
Last Checked: Aug 12 at 10:06AM
MLS# 478728
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.
This 8-unit apartment property contains 10,112 square feet and was built in 2003. Each residence offers a three-bedroom, two-bathroom layout with an open floor plan and breakfast bar. Interior finishes include tile and carpet flooring, while kitchens are equipped with dishwashers, ranges, disposals, microwaves, refrigerators, and range hoods. Central electric heating and central air provide building-wide climate control.
The 0.77-acre site includes four garages, two carports, additional parking, patios, and full fencing. A new shingle roof serves the property. Public water and public sewer support the apartments, which are located at 2484-2486 6th Street in Ingleside, Texas.
The 0.77-acre site includes four garages, two carports, additional parking, patios, and full fencing. A new shingle roof serves the property. Public water and public sewer support the apartments, which are located at 2484-2486 6th Street in Ingleside, Texas.
Key Highlights
- 8‑unit apartment property with 10,112 square feet
- Eight three‑bedroom, two‑bathroom apartments
- Fully occupied
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
$82,829
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
6.00%
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%
$1,656,580
$1.7M
Cap Rate 7%
$1,183,271
$1.2M
Cap Rate 9%
$920,322
$920.3K
Market Conditions
NOI Build-Up for 10,112 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
$172.3K $17.04/SF
− Vacancy
−$21.7K −$2.15/SF
EGI
$150.6K $14.89/SF
− OpEx
−$67.8K −$6.70/SF
NOI
$82.8K $8.19/SF
Area
San Patricio County, TX
Vacancy
12.60%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,656,580
Cap Rate 7%
$1,183,271
Cap Rate 9%
$920,322
Alternative Uses
Best Use
Apartment 5plus
$1.18M
$1.04M – $1.38M
NOI $82,829 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$5.19M
$4.54M – $6.05M
NOI $363,122 @ 7.0% cap · market cap 26.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
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
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?
Apartment building - Fully occupied property with three-bedroom floor plans, central HVAC, patios, and public utilities.
Where is this apartment building located?
The property is located at 2484-2486 6th Street Ingleside, TX.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 8‑unit apartment property with 10,112 square feet; Eight three‑bedroom, two‑bathroom apartments; Fully occupied
