Private Gated Fourplex
For Sale
$550,000
3524 S Dominique Drive, Pharr, TX 78577
Fourplex in a private gated subdivision with four fully occupied units and equipped kitchens including washer and dryer.
Property Size4,088 SF
Days on Market64
Property Features for 3524 S Dominique Drive
General Information
Standard status
Active
Size
4,088 SF
Property subtype
Quadruplex
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$11,763
Amenities
gated community
Building Details
Building Size
4,088 SF
Year Built
2023
Tenancy
Multi
Listing Agency:
Star Realty Group, LLC
Listed By:
Alba Luz Torres De Bussey
Source:
Primeluxuryrealestate
Added: Jul 8
Changed: Aug 31
Last Checked: Sep 8 at 12:18PM
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 Star Realty Group, LLC
Investment Insights
Based on property information with market context.
This fourplex includes four occupied residential units within a private gated subdivision. Two units feature 3 bedrooms and 2 bathrooms, while the other two units offer 2 bedrooms and 2 bathrooms. Each unit is described as having an open-concept layout with abundant natural light, and kitchens are fully equipped with major appliances, including washer and dryer.
The property is located in Pharr and provides easy access to major amenities and the expressway.
With a mix of unit sizes, the building offers a straightforward residential income configuration, with all units currently occupied.
The property is located in Pharr and provides easy access to major amenities and the expressway.
With a mix of unit sizes, the building offers a straightforward residential income configuration, with all units currently occupied.
Key Highlights
- Newer fourplex built in 2023 in a private gated subdivision in Pharr
- Four fully occupied units with an on‑site rental setup
- Unit mix: 2 units with 3 bedrooms/2 bathrooms and 2 units with 2 bedrooms/2 bathrooms
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
$35,749
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
6.50%
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%
$714,980
$715.0K
Cap Rate 7%
$510,700
$510.7K
Cap Rate 9%
$397,211
$397.2K
Market Conditions
NOI Build-Up for 4,088 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
$57.4K $14.04/SF
− Vacancy
−$6.3K −$1.55/SF
EGI
$51.1K $12.49/SF
− OpEx
−$15.3K −$3.75/SF
NOI
$35.7K $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%
$714,980
Cap Rate 7%
$510,700
Cap Rate 9%
$397,211
Alternative Uses
Best Use
Multifamily LT 5
$510.7K
$446.9K – $595.8K
NOI $35,749 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$470.2K
$411.4K – $548.6K
NOI $32,914 @ 7.0% cap · market cap 5.98%
Theoretical Best
Hotel Hospitality
$3.08M
$2.69M – $3.59M
NOI $215,540 @ 7.0% cap · market cap 39.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex in a private gated subdivision with four fully occupied units and equipped kitchens including washer and dryer.
Where is this quadplex located?
The property is located at 3524 S Dominique Drive Pharr, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Newer fourplex built in 2023 in a private gated subdivision in Pharr; Four fully occupied units with an on‑site rental setup; Unit mix: 2 units with 3 bedrooms/2 bathrooms and 2 units with 2 bedrooms/2 bathrooms
