Brick Quadplex in Gated
For Sale
$450,000
3702 S Embassy Avenue, Pharr, TX 78577
MULTI_FAMILY - Pharr, TX
Property Size5,030 SF
Lot Size0.20 Acres
Price / SF$89.46
Days on Market111
Property Features for 3702 S Embassy Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
None
Fencing
Privacy
Appliances
Electric Water Heater
Subdivision
Jackson South Estates
Lot features
Sidewalks
Elementary school
Palmer
Middle school
Kennedy
High school
Southwest H.S.
Elementary school district
PSJA ISD
Middle school district
PSJA ISD
High school district
PSJA ISD
Directions
Head East on E El Rancho Ave toward S Jackson Rd. Turn right onto S Jackson Rd, left on Hyatt St. Embassy will be on the second street. Property located on the Left, 3rd Property.
Standard status
Active
APN
J235500000000300
Size
5,030 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12329
HOA Fee
$750 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2008
Floors in Building
2
Number of units
4
Building materials
Brick, Stone
Roof type
Composition
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: May 13
Changed: Jul 29
Last Checked: Aug 31 at 6:06AM
MLS# 488916
Copyright © 2026 Greater McAllen Association of Realtors. 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.
Located at 3702 S Embassy Avenue in Pharr, Texas, this four-unit quadplex is set within a gated community. The property totals approximately 5,030 square feet of living area on a 0.199-acre lot and is fully leased.
Two units offer 3 bedrooms and 2.5 bathrooms, while the other two units offer 2 bedrooms and 2.5 bathrooms. The building is constructed with brick and stone, built in 2008, and features a composition roof. Central heating and central air provide climate control across the property, and an electric water heater is noted.
For site and exterior privacy, the property includes privacy fencing, with water service from the public system. With unit layouts already in place and current occupancy indicated as fully leased, the property presents a straightforward opportunity for a buyer seeking a compact, multi-unit rental configuration.
Two units offer 3 bedrooms and 2.5 bathrooms, while the other two units offer 2 bedrooms and 2.5 bathrooms. The building is constructed with brick and stone, built in 2008, and features a composition roof. Central heating and central air provide climate control across the property, and an electric water heater is noted.
For site and exterior privacy, the property includes privacy fencing, with water service from the public system. With unit layouts already in place and current occupancy indicated as fully leased, the property presents a straightforward opportunity for a buyer seeking a compact, multi-unit rental configuration.
Key Highlights
- Approximately 5,030 SF total living area across 4 units
- 0.199‑acre lot in a gated community
- Fully leased quadplex
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
$40,499
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
9.00%
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%
$809,980
$810.0K
Cap Rate 7%
$578,557
$578.6K
Cap Rate 9%
$449,989
$450.0K
Market Conditions
NOI Build-Up for 5,030 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
$83.3K $16.56/SF
− Vacancy
−$9.7K −$1.92/SF
EGI
$73.6K $14.64/SF
− OpEx
−$33.1K −$6.59/SF
NOI
$40.5K $8.05/SF
Area
Hidalgo County, TX
Vacancy
11.60%
Lease Rate
$16.56 /SF/Yr
Expense Ratio
45.00%
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%
$809,980
Cap Rate 7%
$578,557
Cap Rate 9%
$449,989
Alternative Uses
Best Use
Multifamily LT 5
$628.4K
$549.8K – $733.1K
NOI $43,987 @ 7.0% cap · market cap 9.77%
Second Best
Apartment 5plus
$578.6K
$506.2K – $675.0K
NOI $40,499 @ 7.0% cap · market cap 9.00%
Theoretical Best
Hotel Hospitality
$3.79M
$3.32M – $4.42M
NOI $265,207 @ 7.0% cap · market cap 58.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
117
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 - Four-unit quadplex in a gated community, fully leased with central HVAC and public water access.
Where is this quadplex located?
The property is located at 3702 S Embassy Avenue Pharr, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approximately 5,030 SF total living area across 4 units; 0.199‑acre lot in a gated community; Fully leased quadplex
