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    Modern Fourplex in McAllen, TX Title is generated by Realmo AI

    3406 Frio Avenue, McAllen, TX 78504

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    Claim this Listing
    For Sale
    $515,000

    MULTI_FAMILY - McAllen, TX

    Property size:
    3,832 SF
    Lot size:
    0.22 Acres
    Price / SF:
    $134/SF
    Added:
    Apr 22, 2026
    Days on Market:
    40
    Last Refresh:
    May 31 at 9:06 pm

    Property Features for 3406 Frio Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking
    8
    Parking features
    Other
    Appliances
    Electric Water Heater, Refrigerator, Stove/Range, Washer
    Standard status
    Active
    APN
    S644300000002800
    Size
    3,832 SF
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    9395

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2024
    Floors in Building
    1
    Number of units
    4
    Building materials
    Stucco
    Roof type
    Shingle

    We can help!

    Listing Contact
    Jenny I. Avellaneda
    Jenny I. Avellaneda

    Listing agent Jenny I. Avellaneda

    Listing office Effective Real Estate 2212 Primrose Ave., McAllen, TX

    Listing date Apr 22, 2026

    MLS# 488489 Listing URL

    Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Fourplex in desirable McAllen neighborhood offers strong rental income potential.
    • Each unit features 2 bedrooms and 2 bathrooms with modern finishes.
    • Includes modern kitchens with quartz countertops and stainless steel appliances.
    • Low‑maintenance with tile flooring throughout and durable stucco construction.
    • In‑unit washer & dryer and spacious backyard for tenant convenience.
    • Built in 2024, with contemporary lighting and vaulted ceilings.

    Overview

    This fourplex, located in a desirable McAllen neighborhood, presents an investment opportunity. Each unit features modern finishes and low-maintenance design, suitable for investors seeking quality and long-term value. The units include 2 bedrooms and 2 bathrooms, along with 2 covered parking spaces. The open-concept layout is enhanced by abundant natural light, tile flooring, contemporary lighting, and vaulted ceilings. Kitchens are equipped with sleek cabinetry, quartz countertops, and stainless steel appliances, including a refrigerator and stove/oven. Each unit also has a washer and dryer for convenience. A spacious backyard provides outdoor space for tenants. The property is situated in a quiet, well-kept neighborhood. The property size is 3832 square feet and the lot size is 0.2223 acres. The property is fully occupied and has strong rental appeal.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $52.9k $13.80
    − Vacancy −$3.4k −$0.89
    EGI $49.5k $12.91
    − OpEx −$14.8k −$3.87
    NOI $34.6k $9.04
    3,832 SF · lease $13.80/SF/yr · vacancy 6.46% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $494.7K
    $432.8K – $577.1K (±1% cap)
    NOI $34,626 @ 7.0% cap · market cap 6.72%
    Second Best
    Apartment 5plus
    $454.6K
    $397.8K – $530.4K (±1% cap)
    NOI $31,821 @ 7.0% cap · market cap 6.18%
    Theoretical Best
    Office A
    $1.04M
    $910.5K – $1.21M (±1% cap)
    NOI $72,839 @ 7.0% cap · market cap 14.14%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Auto Parts Store Department Store Storage Facility Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    McAllen
    County
    Hidalgo
    State
    Texas
    Longitude
    -98.242584
    Latitude
    26.307532

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    FAQs

    What type of property is this?
    Quadplex - Elegant fourplex with modern finishes and strong rental potential.
    Where is this quadplex located?
    The property is located at 3406 Frio Avenue McAllen, TX.
    What is the asking price?
    The asking price for this property is $515,000.
    What are key features of this property?
    This property features: Fourplex in desirable McAllen neighborhood offers strong rental income potential.; Each unit features 2 bedrooms and 2 bathrooms with modern finishes.; Includes modern kitchens with quartz countertops and stainless steel appliances.
    (956) 250-7556
    We can help!
    Listing Contact
    Jenny I. Avellaneda
    Jenny I. Avellaneda
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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