Quadplex with 4 Garages and
For Sale
$850,000
2540 Avenue C, Ingleside, TX 78362
Residential, Ingleside, TX
Property Size5,044 SF
Lot Size0.43 Acres
Price / SF$168.52
Days on Market52
Property Features for 2540 Avenue C
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
12
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 7, Bedroom 1, Bedroom 11, Bedroom 2, Bedroom 6, Bathroom 5, Bathroom 1, Bedroom 12, Bathroom 8, Bedroom 5, Bathroom 4, Bedroom 10, Bedroom 8, Bedroom 9, Bedroom 4, Bathroom 3, Bedroom 3, Bedroom 7, Bathroom 2, Bathroom 6
Parking
10
Parking features
Garage
Patio and Porch features
Patio
Interior features
OpenFloorplan, WindowTreatments, 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
71872
Size
5,044 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Description
R J WILLIAMS ADDN BLK 19 LOTS 19 THRU 24
Tax Annual Amount
12266
Legal Description
R J WILLIAMS ADDN BLK 19 LOTS 19 THRU 24
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
fully fenced
Building Details
Year built
2008
Floors in Building
2
Number of units
2
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 2
Changed: Aug 19
Last Checked: Aug 22 at 9:06PM
MLS# 478727
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 quadplex is an income-generating property with four open-plan apartments, each offering three bedrooms and two bathrooms. The units include garages and feature an interior open floorplan, window treatments, and a breakfast bar, with tile flooring throughout. The home is equipped with central electric heating and central air conditioning. The roof is described as new and the property is fully fenced.
Additional improvements and utilities support everyday resident needs, including public water and public sewer service. Parking is available in the form of garages, and the property includes a patio.
Built in 2008, this 4-plex is presented as fully occupied, providing an active residential income configuration for investors or operators seeking a turnkey residential rental asset.
Additional improvements and utilities support everyday resident needs, including public water and public sewer service. Parking is available in the form of garages, and the property includes a patio.
Built in 2008, this 4-plex is presented as fully occupied, providing an active residential income configuration for investors or operators seeking a turnkey residential rental asset.
Key Highlights
- Four 3‑bedroom, two‑bath apartments in a fully occupied 4‑plex
- New shingle roof
- Four garages plus plenty of parking and fully fenced exterior
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
Property Profile
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied 4-plex with four 3-bedroom, two-bath apartments, garages, and a fenced yard in Ingleside.
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 3‑bedroom, two‑bath apartments in a fully occupied 4‑plex; New shingle roof; Four garages plus plenty of parking and fully fenced exterior
