Leased Duplex with Brick
For Sale
$265,000
322 E Mahl St, Edinburg, TX 78539
Both units are occupied and generating rental income near UTRGV.
Property Size1,488 SF
Price / SF$178.09
Days on Market15
Property Features for 322 E Mahl St
General Information
Standard status
Active
Size
1,488 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1982
Buildings
1
Construction
brick
Listing Agency:
WINNERS CIRCLE
(956) 821-6170
Listed By:
Avinaash Nash Buxani · License #TREC#0712106
Source:
Aregtx
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 31 at 6:41PM
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 WINNERS CIRCLE
Investment Insights
Based on property information with market context.
This 1,488-square-foot duplex, built in 1982, has a durable brick exterior and separate entrances for the two residences. Both units are currently occupied, providing an established rental-income profile for the next owner.
The property is located at 322 E Mahl St in Edinburg, with convenient access to UTRGV, shopping, dining, and major roadways. Its fully leased status and two-unit configuration offer a straightforward addition to a residential income portfolio.
The property is located at 322 E Mahl St in Edinburg, with convenient access to UTRGV, shopping, dining, and major roadways. Its fully leased status and two-unit configuration offer a straightforward addition to a residential income portfolio.
Key Highlights
- 1,488‑square‑foot duplex built in 1982
- Both units are occupied and producing rental income
- Brick exterior with separate entrances
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
$13,979
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
5.28%
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%
$279,580
$279.6K
Cap Rate 7%
$199,700
$199.7K
Cap Rate 9%
$155,322
$155.3K
Market Conditions
NOI Build-Up for 1,488 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
$20.5K $13.80/SF
− Vacancy
−$565 −$0.38/SF
EGI
$20.0K $13.42/SF
− OpEx
−$6.0K −$4.03/SF
NOI
$14.0K $9.39/SF
Area
Edinburg, TX
Vacancy
2.75%
Lease Rate
$13.80 /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%
$279,580
Cap Rate 7%
$199,700
Cap Rate 9%
$155,322
Alternative Uses
Best Use
Multifamily LT 5
$199.7K
$174.7K – $233.0K
NOI $13,979 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$178.5K
$156.2K – $208.2K
NOI $12,492 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$386.1K
$337.8K – $450.5K
NOI $27,027 @ 7.0% cap · market cap 10.20%
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
1,187
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
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 - Both units are occupied and generating rental income near UTRGV.
Where is this duplex located?
The property is located at 322 E Mahl St Edinburg, TX.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 1,488‑square‑foot duplex built in 1982; Both units are occupied and producing rental income; Brick exterior with separate entrances
