Well-Maintained Fourplex in Gated
For Sale
$430,000
3606 South Sheraton Avenue, Pharr, TX 78577
Fourplex with 2-bedroom, 2-bath units, mature landscaping, and appliances, with two currently leased and two vacant.
Property Size4,212 SF
Days on Market125
Property Features for 3606 South Sheraton Avenue
General Information
Standard status
Active
Size
4,212 SF
Property subtype
Multifamily
Building Details
Building Size
4,212 SF
Listing Agency:
SVN | Hanna Solutions CRE
Listed By:
Eric Carrizales, CCIM, CPM
(956) 778-3449
Source:
Svn
Added: May 8
Changed: Sep 8
Last Checked: Aug 21 at 1:03PM
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 SVN | Hanna Solutions CRE
Investment Insights
Based on property information with market context.
This well-maintained fourplex includes four separate residential units within a gated community. Each unit features a functional layout with 2 bedrooms and 2 bathrooms. Appliances are included, and the property is described as having mature landscaping.
According to the current information, two units are currently leased and two units are vacant, offering flexibility for either an investor seeking rental growth or an owner-occupant looking for additional income.
The property is offered for sale at 3606 Sheraton Avenue in Pharr, Texas, as a residential income asset consisting of four units.
According to the current information, two units are currently leased and two units are vacant, offering flexibility for either an investor seeking rental growth or an owner-occupant looking for additional income.
The property is offered for sale at 3606 Sheraton Avenue in Pharr, Texas, as a residential income asset consisting of four units.
Key Highlights
- 2006‑built fourplex with 2‑bedroom, 2‑bath units
- Two units currently leased and two units vacant
- Located in a gated community
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
$36,834
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
8.57%
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%
$736,680
$736.7K
Cap Rate 7%
$526,200
$526.2K
Cap Rate 9%
$409,267
$409.3K
Market Conditions
NOI Build-Up for 4,212 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
$59.1K $14.04/SF
− Vacancy
−$6.5K −$1.55/SF
EGI
$52.6K $12.49/SF
− OpEx
−$15.8K −$3.75/SF
NOI
$36.8K $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%
$736,680
Cap Rate 7%
$526,200
Cap Rate 9%
$409,267
Alternative Uses
Best Use
Multifamily LT 5
$526.2K
$460.4K – $613.9K
NOI $36,834 @ 7.0% cap · market cap 8.57%
Second Best
Apartment 5plus
$484.5K
$423.9K – $565.2K
NOI $33,913 @ 7.0% cap · market cap 7.89%
Theoretical Best
Hotel Hospitality
$3.17M
$2.78M – $3.70M
NOI $222,078 @ 7.0% cap · market cap 51.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
118
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex with 2-bedroom, 2-bath units, mature landscaping, and appliances, with two currently leased and two vacant.
Where is this quadplex located?
The property is located at 3606 South Sheraton Avenue Pharr, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2006‑built fourplex with 2‑bedroom, 2‑bath units; Two units currently leased and two units vacant; Located in a gated community
