Two Fourplex Units For
For Sale
$798,000
3802 / 3902 S Raddison Avenue, Pharr, TX 78577
Two fourplexes with long-term tenants, fully occupied, gated community.
Property Size8,112 SF
Price / SF$98.37
Days on Market281
Property Features for 3802 / 3902 S Raddison Avenue
General Information
Standard status
Active
Size
8,112 SF
Property subtype
Apartments
Building Details
Building Size
8,112 SF
Year Built
2007
Listing Agency:
Assist-2-Sell, Buyers & Sellers Realty Group
(626) 705-3509
Listed By:
Henry Liu, CCIM · License #CalDRE #01104611
Source:
Sperrycga
Added: Nov 21, 2025
Changed: Aug 14
Last Checked: Aug 29 at 8:24AM
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 Assist-2-Sell, Buyers & Sellers Realty Group
Investment Insights
Based on property information with market context.
Two four-plex units are available for purchase, located at 3802 and 3902 S Radisson Ave. The properties have a history of rental occupancy and are situated near shopping, dining, entertainment venues, McAllen Miller International Airport, and international bridge crossings. Each fourplex contains units with 2 bedrooms and 2 bathrooms. The community is gated and has low HOA fees. The property is 100% occupied with long-term tenants.
Key Highlights
- Two Four‑Plex units (8 total units) being sold together.
- 100% Fully Occupied with long‑term tenants.
- Strong rental history (Rent Roll available upon request).
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
$70,939
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
8.89%
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%
$1,418,780
$1.4M
Cap Rate 7%
$1,013,414
$1.0M
Cap Rate 9%
$788,211
$788.2K
Market Conditions
NOI Build-Up for 8,112 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
$113.9K $14.04/SF
− Vacancy
−$12.6K −$1.55/SF
EGI
$101.3K $12.49/SF
− OpEx
−$30.4K −$3.75/SF
NOI
$70.9K $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%
$1,418,780
Cap Rate 7%
$1,013,414
Cap Rate 9%
$788,211
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$886.7K – $1.18M
NOI $70,939 @ 7.0% cap · market cap 8.89%
Second Best
Apartment 5plus
$933.1K
$816.4K – $1.09M
NOI $65,314 @ 7.0% cap · market cap 8.18%
Theoretical Best
Hotel Hospitality
$6.11M
$5.35M – $7.13M
NOI $427,705 @ 7.0% cap · market cap 53.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
74
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 - Two fourplexes with long-term tenants, fully occupied, gated community.
Where is this quadplex located?
The property is located at 3802 / 3902 S Raddison Avenue Pharr, TX.
What is the asking price?
The asking price for this property is $798,000.
What are key features of this property?
This property features: Two Four‑Plex units (8 total units) being sold together.; 100% Fully Occupied with long‑term tenants.; Strong rental history (Rent Roll available upon request).
