Four-Unit Multifamily
For Sale
$520,000
2505 Sage Drive, Weslaco, TX 78596
Residential Income, Weslaco, TX
Property Size4,400 SF
Lot Size0.25 Acres
Price / SF$118.18
Days on Market88
Property Features for 2505 Sage Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Property condition
Under Construction
Fencing
Privacy
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Rio Stone Ph. 1
Lot features
Professional Landscaping, Sidewalks
Elementary school
Memorial
Middle school
Central
High school
Weslaco H.S.
Elementary school district
Weslaco ISD
Middle school district
Weslaco ISD
High school district
Weslaco ISD
Directions
Located inside Rio Stone Subdivision Phase 1 on Sage Drive. From Expressway 83 go south on S. Milanos Road until you pass Mile 6 1/2 N. Sage Dr will be the 1st street to your right. Go straight, destination will be to your left.
Standard status
Active
APN
R314801000002400
Size
4,400 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
500
HOA Fee
$500 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Floors in Building
1
Number of units
4
Building materials
Stone, Stucco
Roof type
Composition
Listing Agency:
SANETI Realty Group
(956) 833-1850
Listed By:
Claudia Hortencia Perez Maldonado · License #801071291
(956) 332-0777
Added: Jul 4
Changed: Sep 7
Last Checked: Sep 29 at 5:06AM
MLS# 508724
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.
This 4,400-square-foot quadplex is under construction with an anticipated 2026 completion. Each residence includes three bedrooms and two bathrooms, along with wood-look tile flooring, quartz countertops, walk-in closets, and private bathrooms featuring a tub and walk-in shower. Central heating and central air are planned, with stone and stucco construction, composition roofing, and privacy fencing.
The units include electric ranges, refrigerators, microwaves, washers, dryers, and electric water heaters. Each residence also has two covered carports, a private patio, grass, and a sprinkler system. Separate water and electric meters serve the units, while public water is available. The property is located in Weslaco, Texas, on a 0.2475-acre site.
The units include electric ranges, refrigerators, microwaves, washers, dryers, and electric water heaters. Each residence also has two covered carports, a private patio, grass, and a sprinkler system. Separate water and electric meters serve the units, while public water is available. The property is located in Weslaco, Texas, on a 0.2475-acre site.
Key Highlights
- 4,400‑square‑foot quadplex under construction with 2026 year built
- Each unit includes 3 bedrooms and 2 bathrooms
- Two covered carports provided per 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
$38,478
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
7.40%
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%
$769,560
$769.6K
Cap Rate 7%
$549,686
$549.7K
Cap Rate 9%
$427,533
$427.5K
Market Conditions
NOI Build-Up for 4,400 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
$61.8K $14.04/SF
− Vacancy
−$6.8K −$1.55/SF
EGI
$55.0K $12.49/SF
− OpEx
−$16.5K −$3.75/SF
NOI
$38.5K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$769,560
Cap Rate 7%
$549,686
Cap Rate 9%
$427,533
Alternative Uses
Best Use
Multifamily LT 5
$549.7K
$481.0K – $641.3K
NOI $38,478 @ 7.0% cap · market cap 7.40%
Second Best
Apartment 5plus
$506.1K
$442.8K – $590.4K
NOI $35,426 @ 7.0% cap · market cap 6.81%
Theoretical Best
Hotel Hospitality
$3.31M
$2.90M – $3.87M
NOI $231,990 @ 7.0% cap · market cap 44.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
620
Businesses Nearby
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
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?
Quadplex - Under-construction residential income property with furnished units, private outdoor areas, and covered parking for each residence.
Where is this quadplex located?
The property is located at 2505 Sage Drive Weslaco, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 4,400‑square‑foot quadplex under construction with 2026 year built; Each unit includes 3 bedrooms and 2 bathrooms; Two covered carports provided per unit
