Modern Duplex
For Sale
$375,000
3552 Old Port Isabel, Brownsville, TX 78526
Brick veneer construction, central HVAC, and included appliances complement the two-unit residential layout.
Property Size2,332 SF
Price / SF$160.81
Days on Market33
Property Features for 3552 Old Port Isabel
General Information
Standard status
Active
Size
2,332 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
central heating and air conditioning
Building Details
Year Built
2021
Buildings
1
Construction
brick veneer
Listing Agency:
Keller Williams Lrgv
(956) 200-7732
Listed By:
Michael Hernandez · License #196586158
Source:
Tnt
Added: Jul 31
Changed: Aug 29
Last Checked: Aug 31 at 1:04PM
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 Lrgv
Investment Insights
Based on property information with market context.
Built in 2021, this duplex at 3552 Old Port Isabel Rd. offers 4,064 square feet across a two-unit configuration. The property features a brick veneer exterior, central heating and air conditioning, and a functional residential layout. Appliances shown in the property materials convey with the sale.
The Brownsville location provides access to shopping, dining, schools, and major roadways. South Padre Island is also within the surrounding area, while SpaceX Starbase is approximately 35–40 minutes away. The property is suited to buyers seeking a recently constructed duplex with established building features and a convenient local setting.
The Brownsville location provides access to shopping, dining, schools, and major roadways. South Padre Island is also within the surrounding area, while SpaceX Starbase is approximately 35–40 minutes away. The property is suited to buyers seeking a recently constructed duplex with established building features and a convenient local setting.
Key Highlights
- 4,064‑square‑foot duplex built in 2021
- Brick veneer exterior with modern construction
- Central heating and air conditioning
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
$19,240
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
5.13%
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%
$384,800
$384.8K
Cap Rate 7%
$274,857
$274.9K
Cap Rate 9%
$213,778
$213.8K
Market Conditions
NOI Build-Up for 2,332 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
$29.4K $12.60/SF
− Vacancy
−$1.9K −$0.81/SF
EGI
$27.5K $11.79/SF
− OpEx
−$8.2K −$3.54/SF
NOI
$19.2K $8.25/SF
Area
Brownsville, 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%
$384,800
Cap Rate 7%
$274,857
Cap Rate 9%
$213,778
Alternative Uses
Best Use
Multifamily LT 5
$274.9K
$240.5K – $320.7K
NOI $19,240 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$252.1K
$220.6K – $294.1K
NOI $17,644 @ 7.0% cap · market cap 4.71%
Theoretical Best
Healthcare Medical
$401.5K
$351.3K – $468.5K
NOI $28,107 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 78526, TX
55,164
Population
18,222
Households
3
Avg Household Size
32
Median Age
29%
College-Educated
79%
High-School Grad
47.4 sq mi
ZIP Area
1,164
Density / Sq Mi
$68,143
Median Household Income
$36,451
Median Earnings
$1,080
Median Rent
$158,300
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 - Brick veneer construction, central HVAC, and included appliances complement the two-unit residential layout.
Where is this duplex located?
The property is located at 3552 Old Port Isabel Brownsville, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 4,064‑square‑foot duplex built in 2021; Brick veneer exterior with modern construction; Central heating and air conditioning
