Two-Unit Duplex with Separate
For Sale
$255,000
373 San Eugenio, Brownsville, TX 78521
Each residence includes designated parking, a refrigerator, and a stove.
Property Size1,918 SF
Price / SF$132.95
Days on Market28
Property Features for 373 San Eugenio
General Information
Standard status
Active
Size
1,918 SF
Property subtype
Multi-Family
Occupancy
100%
Financials
Gross Income
$22,800
Average Monthly Rent
$950
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1995
Listing Agency:
Zavaleta Realty, LLC
(956) 408-0133
Listed By:
Bruno Zavaleta · License #296559_561
Source:
Accessrealtyrgv
Added: Aug 5
Changed: Aug 31
Last Checked: Aug 31 at 7:10PM
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 Zavaleta Realty, LLC
Investment Insights
Based on property information with market context.
This 1918-square-foot duplex was built in 1995 and contains two residences, each with two bedrooms and one bathroom. Both sides include designated parking, and the sale includes a refrigerator and stove for each unit. Separate water and electric meters serve the residences individually, supporting straightforward utility administration. The roof was replaced approximately two years ago.
Both units are currently rented. The property is located at 373 San Eugenio in Brownsville, Texas, with a residential income configuration suited to continued rental use.
Both units are currently rented. The property is located at 373 San Eugenio in Brownsville, Texas, with a residential income configuration suited to continued rental use.
Key Highlights
- 1918 SF duplex with two bedrooms and one bathroom on each side
- Separate water and electric meters serve each unit
- Designated parking provided for both residences
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
$15,824
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
6.21%
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%
$316,480
$316.5K
Cap Rate 7%
$226,057
$226.1K
Cap Rate 9%
$175,822
$175.8K
Market Conditions
NOI Build-Up for 1,918 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
$24.2K $12.60/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$22.6K $11.79/SF
− OpEx
−$6.8K −$3.54/SF
NOI
$15.8K $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%
$316,480
Cap Rate 7%
$226,057
Cap Rate 9%
$175,822
Alternative Uses
Best Use
Multifamily LT 5
$226.1K
$197.8K – $263.7K
NOI $15,824 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$207.3K
$181.4K – $241.9K
NOI $14,512 @ 7.0% cap · market cap 5.69%
Theoretical Best
Healthcare Medical
$330.2K
$289.0K – $385.3K
NOI $23,117 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
194
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 - Each residence includes designated parking, a refrigerator, and a stove.
Where is this duplex located?
The property is located at 373 San Eugenio Brownsville, TX.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 1918 SF duplex with two bedrooms and one bathroom on each side; Separate water and electric meters serve each unit; Designated parking provided for both residences
