Duplex with
New
For Sale
$229,000
3085O S JACARANDA CT, Los Fresnos, TX 78566
Residential Income, LOS FRESNOS, TX
Property Size1,200 SF
Lot Size0.75 Acres
Price / SF$190.83
Days on Market5
Property Features for 3085O S JACARANDA CT
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Carport
Exterior features
Pool, Storage
Fencing
Chain Link
Subdivision
MI TIERRA
Lot features
Cul-De-Sac
Elementary school
LOS FRESNOS
Middle school
LOS FRESNOS
High school
LOS FRESNOS
Elementary school district
LOS FRESNOS C.I.S.D.
Middle school district
LOS FRESNOS C.I.S.D.
High school district
LOS FRESNOS C.I.S.D.
Standard status
Active
Size
1,200 SF
Lot size
0.75 Acres
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
barn
above ground pool
Building Details
Year built
2004
Floors in Building
1
Number of units
2
Flooring type
Tile
Additional Structures
Storage
Listing Agency:
KELLER WILLIAMS LRGV · Keller Williams Realty
(956) 423-8877
Listed By:
Jose Nieto · License #TREC#0835695
(956) 455-4347
Added: Sep 29
Last Checked: Oct 3 at 5:06AM
MLS# 29779890
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 1,200-square-foot duplex was built in 2004 and sits on 0.75 acres. The property includes a barn, an above-ground pool, and storage. Tile flooring, central heating and air conditioning, and a carport are among the building features.
The property is outside the Los Fresnos city limits and is served by Los Fresnos schools. Water is provided through the public system, and the property uses a septic tank. Chain-link fencing encloses the site.
The property is outside the Los Fresnos city limits and is served by Los Fresnos schools. Water is provided through the public system, and the property uses a septic tank. Chain-link fencing encloses the site.
Key Highlights
- Duplex with 1,200 square feet of property size
- 0.75‑acre parcel outside Los Fresnos city limits
- Built in 2004
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
$9,900
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
4.32%
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%
$198,000
$198.0K
Cap Rate 7%
$141,429
$141.4K
Cap Rate 9%
$110,000
$110.0K
Market Conditions
NOI Build-Up for 1,200 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
$15.1K $12.60/SF
− Vacancy
−$977 −$0.81/SF
EGI
$14.1K $11.79/SF
− OpEx
−$4.2K −$3.54/SF
NOI
$9.9K $8.25/SF
Area
Cameron County, 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%
$198,000
Cap Rate 7%
$141,429
Cap Rate 9%
$110,000
Alternative Uses
Best Use
Multifamily LT 5
$141.4K
$123.8K – $165.0K
NOI $9,900 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$129.7K
$113.5K – $151.3K
NOI $9,079 @ 7.0% cap · market cap 3.96%
Theoretical Best
Healthcare Medical
$206.6K
$180.8K – $241.1K
NOI $14,463 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 78566, TX
23,704
Population
8,275
Households
2.9
Avg Household Size
31
Median Age
20%
College-Educated
73%
High-School Grad
139.0 sq mi
ZIP Area
171
Density / Sq Mi
$64,385
Median Household Income
$36,605
Median Earnings
$863
Median Rent
$138,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Built in 2004, the property pairs a barn and above-ground pool with a three-quarter-acre parcel.
Where is this duplex located?
The property is located at 3085O S JACARANDA CT Los Fresnos, TX.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: Duplex with 1,200 square feet of property size; 0.75‑acre parcel outside Los Fresnos city limits; Built in 2004
