Remodeled Duplex with Fenced
For Sale
$225,000
2603 Yolanda St, Brownsville, TX 78521
Two residences offer one- and two-bedroom layouts with central air, hardwood floors, and washer and dryer closets.
Property Size1,614 SF
Price / SF$139.41
Days on Market43
Property Features for 2603 Yolanda St
General Information
Standard status
Active
Size
1,614 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
central ac
hardwood floors
ceiling fans
washer and dryer
fenced yard
Building Details
Year Built
1974
Listing Agency:
Rio Realty
(956) 243-3566
Listed By:
Dalia Hernandez
Source:
Accessrealtyrgv
Added: Jul 20
Changed: Aug 31
Last Checked: Aug 31 at 6:40PM
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 Rio Realty
Investment Insights
Based on property information with market context.
This 1,614-square-foot duplex, built in 1974, contains two separate dwellings with distinct layouts: one residence offers 1 bedroom and 1 full bathroom, while the other includes 2 bedrooms and 1 bathroom. Interior features include central AC, hardwood floors, ceiling fans, and washer and dryer closets. The property also has a new roof, recent interior and exterior painting, and a fully fenced yard.
Both units are currently rented, providing an existing income-producing configuration. Owner financing is available. The combination of two residential units, updated physical features, and separate bedroom layouts supports continued use as a duplex.
Both units are currently rented, providing an existing income-producing configuration. Owner financing is available. The combination of two residential units, updated physical features, and separate bedroom layouts supports continued use as a duplex.
Key Highlights
- Two‑dwelling duplex totaling 1,614 SF
- Unit mix includes 1 bed/1 full bath and 2 bed/1 bath residences
- Both units are currently rented
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
$13,316
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
5.92%
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%
$266,320
$266.3K
Cap Rate 7%
$190,229
$190.2K
Cap Rate 9%
$147,956
$148.0K
Market Conditions
NOI Build-Up for 1,614 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
$20.3K $12.60/SF
− Vacancy
−$1.3K −$0.81/SF
EGI
$19.0K $11.79/SF
− OpEx
−$5.7K −$3.54/SF
NOI
$13.3K $8.25/SF
Area
Brownsville, TX
Vacancy
6.46%
Lease Rate
$12.60 /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%
$266,320
Cap Rate 7%
$190,229
Cap Rate 9%
$147,956
Alternative Uses
Best Use
Multifamily LT 5
$190.2K
$166.5K – $221.9K
NOI $13,316 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$174.4K
$152.6K – $203.5K
NOI $12,211 @ 7.0% cap · market cap 5.43%
Theoretical Best
Healthcare Medical
$277.9K
$243.2K – $324.2K
NOI $19,453 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,372
Businesses Nearby
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
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?
Duplex - Two residences offer one- and two-bedroom layouts with central air, hardwood floors, and washer and dryer closets.
Where is this duplex located?
The property is located at 2603 Yolanda St Brownsville, TX.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑dwelling duplex totaling 1,614 SF; Unit mix includes 1 bed/1 full bath and 2 bed/1 bath residences; Both units are currently rented
