Modern Duplex with
For Sale
$403,000
3566 DE LOS REYES DR, Brownsville, TX 78521
Residential Income, BROWNSVILLE, TX
Property Size2,360 SF
Lot Size0.15 Acres
Price / SF$170.76
Days on Market224
Property Features for 3566 DE LOS REYES DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Garage
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Fencing
Privacy
Appliances
Range, Refrigerator
Subdivision
DE LOS REYES VILLA'S
Elementary school
PENA
Middle school
GARCIA
High school
RIVERA
Elementary school district
BROWNSVILLE I.S.D.
Middle school district
BROWNSVILLE I.S.D.
High school district
BROWNSVILLE I.S.D.
Standard status
Active
Size
2,360 SF
Lot size
0.15 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2023
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
Excel Realty
(956) 280-3089
Listed By:
Armando Hernandez · License #0703051
(956) 628-4663
Added: Feb 7
Changed: Sep 16
Last Checked: Sep 19 at 1:06PM
MLS# 29771950
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this 2,360-square-foot duplex sits on a 0.15-acre lot and includes 3 bedrooms, 2 baths, and a 1-car garage. The property features modern kitchens with quartz countertops, ranges, and refrigerators, along with tile flooring, walk-in closets, ceiling fans, and smoke alarms. Central electric heating and cooling serve the building, while privacy fencing provides enclosure around the site.
The property is located north of Brownsville near Walmart, HEB, and Walgreens. Public water and public sewer are available, supporting the residential configuration. A garage, central air, and contemporary interior finishes add practical functionality for residential occupancy.
The property is located north of Brownsville near Walmart, HEB, and Walgreens. Public water and public sewer are available, supporting the residential configuration. A garage, central air, and contemporary interior finishes add practical functionality for residential occupancy.
Key Highlights
- Duplex built in 2023
- 2,360 square feet on a 0.15‑acre lot
- 3 bedrooms, 2 baths, and a 1‑car garage
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
$19,471
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
4.83%
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%
$389,420
$389.4K
Cap Rate 7%
$278,157
$278.2K
Cap Rate 9%
$216,344
$216.3K
Market Conditions
NOI Build-Up for 2,360 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
$29.7K $12.60/SF
− Vacancy
−$1.9K −$0.81/SF
EGI
$27.8K $11.79/SF
− OpEx
−$8.3K −$3.54/SF
NOI
$19.5K $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%
$389,420
Cap Rate 7%
$278,157
Cap Rate 9%
$216,344
Alternative Uses
Best Use
Multifamily LT 5
$278.2K
$243.4K – $324.5K
NOI $19,471 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$255.1K
$223.2K – $297.6K
NOI $17,856 @ 7.0% cap · market cap 4.43%
Theoretical Best
Healthcare Medical
$406.4K
$355.6K – $474.1K
NOI $28,445 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
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?
Duplex - Two-unit residential property with quartz countertops, modern kitchens, and included range and refrigerator appliances.
Where is this duplex located?
The property is located at 3566 DE LOS REYES DR Brownsville, TX.
What is the asking price?
The asking price for this property is $403,000.
What are key features of this property?
This property features: Duplex built in 2023; 2,360 square feet on a 0.15‑acre lot; 3 bedrooms, 2 baths, and a 1‑car garage
