Four-Unit Residential Property with
New
For Sale
$575,000
3516 S Dominique Drive, Pharr, TX 78577
Each three-bedroom residence includes private outdoor space and separate water and electric meters.
Property Size4,200 SF
Days on Market2
Property Features for 3516 S Dominique Drive
General Information
Standard status
Active
Size
4,200 SF
Property subtype
Quadruplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 3BR
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$17,178
Amenities
gated community
private patio
washer and dryer
stainless steel appliances
sprinkler system
Building Details
Building Size
4,200 SF
Year Built
2024
Buildings
1
Stories
2
Listing Agency:
Keller Williams Realty RGV
Listed By:
Maggie Harris · License #TREC#0530155
(956) 566-8377
Source:
Primeluxuryrealestate
Added: Sep 26
Last Checked: Sep 26 at 3:11PM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
Built in 2024, this two-story quadplex contains four three-bedroom residences in a gated community. Every unit has a private patio, including the upper-level residences. Interior features include tile flooring, custom kitchen cabinetry, contemporary fixtures, and stainless steel refrigerators, stoves, and micro-hoods. Washers and dryers are included in each unit, and water and electricity are separately metered by residence. The property also has a sprinkler system.
The property is in Pharr, Texas, with access to an expressway.
The property is in Pharr, Texas, with access to an expressway.
Key Highlights
- Four three‑bedroom residences in a two‑story building
- Private patio for every unit, including upper‑level units
- Separate water and electric meters for each residence
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
$36,729
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
6.39%
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%
$734,580
$734.6K
Cap Rate 7%
$524,700
$524.7K
Cap Rate 9%
$408,100
$408.1K
Market Conditions
NOI Build-Up for 4,200 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
$59.0K $14.04/SF
− Vacancy
−$6.5K −$1.55/SF
EGI
$52.5K $12.49/SF
− OpEx
−$15.7K −$3.75/SF
NOI
$36.7K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$734,580
Cap Rate 7%
$524,700
Cap Rate 9%
$408,100
Alternative Uses
Best Use
Multifamily LT 5
$524.7K
$459.1K – $612.2K
NOI $36,729 @ 7.0% cap · market cap 6.39%
Second Best
Apartment 5plus
$483.1K
$422.7K – $563.6K
NOI $33,816 @ 7.0% cap · market cap 5.88%
Theoretical Best
Hotel Hospitality
$3.16M
$2.77M – $3.69M
NOI $221,445 @ 7.0% cap · market cap 38.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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?
Quadplex - Each three-bedroom residence includes private outdoor space and separate water and electric meters.
Where is this quadplex located?
The property is located at 3516 S Dominique Drive Pharr, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four three‑bedroom residences in a two‑story building; Private patio for every unit, including upper‑level units; Separate water and electric meters for each residence
