Four-Unit Quadplex with
For Sale
$850,000
2540 Avenue C, Ingleside, TX 78362
Open-plan residences offer three bedrooms and two bathrooms in each apartment.
Property Size5,044 SF
Price / SF$168.52
Days on Market36
Property Features for 2540 Avenue C
General Information
Standard status
Active
Size
5,044 SF
Property subtype
Multi-Family
Building Details
Year Built
2008
Listing Agency:
Ultima Real Estate
(361) 500-5543
Listed By:
Deborah McGraw · License #0697963
Source:
Thebranchinc
Added: Jul 29
Changed: Aug 30
Last Checked: Aug 31 at 7:38PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Ultima Real Estate
Investment Insights
Based on property information with market context.
This 5044 SF quadplex contains four open-plan apartments, each configured with three bedrooms and two bathrooms. The property includes four garages, on-site parking, and a fully fenced site. A new roof adds a recent exterior improvement to the 2008-built property.
All four apartments are currently occupied, providing an established residential income configuration. The property is located at 2540 Avenue C in Ingleside, Texas.
All four apartments are currently occupied, providing an established residential income configuration. The property is located at 2540 Avenue C in Ingleside, Texas.
Key Highlights
- Four open‑plan apartments, each with 3 bedrooms and 2 bathrooms
- 5044 SF quadplex built in 2008
- 4 garages included
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
$46,622
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
5.48%
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%
$932,440
$932.4K
Cap Rate 7%
$666,029
$666.0K
Cap Rate 9%
$518,022
$518.0K
Market Conditions
NOI Build-Up for 5,044 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
$75.7K $15.00/SF
− Vacancy
−$9.1K −$1.80/SF
EGI
$66.6K $13.20/SF
− OpEx
−$20.0K −$3.96/SF
NOI
$46.6K $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%
$932,440
Cap Rate 7%
$666,029
Cap Rate 9%
$518,022
Alternative Uses
Best Use
Multifamily LT 5
$666.0K
$582.8K – $777.0K
NOI $46,622 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$590.2K
$516.5K – $688.6K
NOI $41,316 @ 7.0% cap · market cap 4.86%
Theoretical Best
Hotel Hospitality
$2.59M
$2.26M – $3.02M
NOI $181,130 @ 7.0% cap · market cap 21.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
35
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?
Quadplex - Open-plan residences offer three bedrooms and two bathrooms in each apartment.
Where is this quadplex located?
The property is located at 2540 Avenue C 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 open‑plan apartments, each with 3 bedrooms and 2 bathrooms; 5044 SF quadplex built in 2008; 4 garages included
