Fourplex with Private
For Sale
$560,000
3802 LAS VISTAS LANE, Weslaco, TX 78596
Residential Income, WESLACO, TX
Property Size4,200 SF
Lot Size0.24 Acres
Price / SF$133.33
Days on Market53
Property Features for 3802 LAS VISTAS LANE
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Carport
Patio and Porch features
Patio
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Exterior features
Patio
Fencing
Privacy
Appliances
Range, Refrigerator
Subdivision
MIRA VISTA PH 2
Lot features
Curb & Gutter, Sidewalks, Sprinklers In Front
Elementary school
MARGO
Middle school
CUELLAR
High school
WESLACO-EAST
Elementary school district
WESLACO I.S.D.
Middle school district
WESLACO I.S.D.
High school district
WESLACO I.S.D.
Standard status
Active
Size
4,200 SF
Lot size
0.24 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2023
Floors in Building
1
Number of units
4
Flooring type
Tile
Listing Agency:
MARCUS PHIPPS REAL ESTATE, LLC
(956) 423-5300
Listed By:
MYSSIE CARDENAS-BARAJAS · License #515302
(956) 802-0217
Added: Jul 18
Changed: Sep 4
Last Checked: Sep 8 at 9:06PM
MLS# 29778060
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.
This fourplex contains four 3-bedroom, 2-bath residences totaling 4,200 square feet on a 0.24-acre parcel. The interiors include porcelain wood-look tile, designer lighting, custom mirrors, walk-in closets, and kitchens with oversized islands. Each residence also has a private patio, while the property includes carport parking, privacy fencing, and sprinkler systems. Ranges and refrigerators convey with the sale.
Located in Mira Vista Phase II, a gated community in Weslaco, the property is served by public water and public sewer. Individual water meters are installed for the residences, and tenants pay all utilities. Central electric heating and cooling provide building-wide climate control.
Located in Mira Vista Phase II, a gated community in Weslaco, the property is served by public water and public sewer. Individual water meters are installed for the residences, and tenants pay all utilities. Central electric heating and cooling provide building-wide climate control.
Key Highlights
- Four 3BR/2Ba residences in a single 4,200 SF fourplex
- 0.24‑acre parcel within gated Mira Vista Phase II
- Individual water meters with tenants paying all utilities
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
$36,729
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
6.56%
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%
$734,580
$734.6K
Cap Rate 7%
$524,700
$524.7K
Cap Rate 9%
$408,100
$408.1K
Market Conditions
NOI Build-Up for 4,200 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
$59.0K $14.04/SF
− Vacancy
−$6.5K −$1.55/SF
EGI
$52.5K $12.49/SF
− OpEx
−$15.7K −$3.75/SF
NOI
$36.7K $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%
$734,580
Cap Rate 7%
$524,700
Cap Rate 9%
$408,100
Alternative Uses
Best Use
Multifamily LT 5
$524.7K
$459.1K – $612.2K
NOI $36,729 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$483.1K
$422.7K – $563.6K
NOI $33,816 @ 7.0% cap · market cap 6.04%
Theoretical Best
Hotel Hospitality
$3.16M
$2.77M – $3.69M
NOI $221,445 @ 7.0% cap · market cap 39.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
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 - Four three-bedroom residences feature separate water metering, tile floors, carports, and enclosed outdoor space within a gated community.
Where is this quadplex located?
The property is located at 3802 LAS VISTAS LANE Weslaco, TX.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Four 3BR/2Ba residences in a single 4,200 SF fourplex; 0.24‑acre parcel within gated Mira Vista Phase II; Individual water meters with tenants paying all utilities
