12-Unit Townhouse
New
For Sale
$2,500,000
3900 W Daffodil, McAllen, TX 78501
Each residence offers a two-level layout with a private porch and an attached one-car garage.
Property Size20,244 SF
Price / SF$123.49
Days on Market2
Property Features for 3900 W Daffodil
General Information
Standard status
Active
Size
20,244 SF
Property subtype
Multi-Family
Building Details
Year Built
2013
Listing Agency:
Exp Realty Llc
Listed By:
Chia Chiang · License #801069005
(888) 519-7431
Source:
Tnt
Added: Sep 28
Last Checked: Sep 29 at 6:37AM
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 Exp Realty Llc
Investment Insights
Based on property information with market context.
Built in 2013, this 12-residence townhouse community is arranged across two buildings on 1.35 acres within an enclosed setting. Each home has 1,687 SF of living area, three bedrooms, two full bathrooms and a half bath. The first floor contains the living and dining areas, kitchen, half bath and entry; all bedrooms and full bathrooms are upstairs. Each residence also includes a 300 SF, one-car garage and a rear porch. Four homes have second-floor balconies. Tile flooring is used downstairs, with laminated wood flooring upstairs. Kitchens feature granite counters and stainless-steel refrigerators, ranges, dishwashers and microwaves.
The property is in McAllen, near the convention center, Highway 2, restaurants, shopping centers and grocery stores. Shared parking is available between the two buildings.
The property is in McAllen, near the convention center, Highway 2, restaurants, shopping centers and grocery stores. Shared parking is available between the two buildings.
Key Highlights
- 12 townhouses across two buildings on 1.35 acres
- Each home has 1687 SF of living area, 3 bedrooms and 2.5 bathrooms
- Four townhouses include second‑floor balconies; every residence has a back porch
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
$168,109
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
6.72%
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%
$3,362,180
$3.4M
Cap Rate 7%
$2,401,557
$2.4M
Cap Rate 9%
$1,867,878
$1.9M
Market Conditions
NOI Build-Up for 20,244 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
$328.0K $16.20/SF
− Vacancy
−$22.3K −$1.10/SF
EGI
$305.7K $15.10/SF
− OpEx
−$137.5K −$6.79/SF
NOI
$168.1K $8.30/SF
Area
McAllen, TX
Vacancy
6.80%
Lease Rate
$16.20 /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%
$3,362,180
Cap Rate 7%
$2,401,557
Cap Rate 9%
$1,867,878
Alternative Uses
Best Use
Apartment 5plus
$2.40M
$2.10M – $2.80M
NOI $168,109 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.50M
$4.81M – $6.41M
NOI $384,798 @ 7.0% cap · market cap 15.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,131
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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?
Apartment building - Each residence offers a two-level layout with a private porch and an attached one-car garage.
Where is this apartment building located?
The property is located at 3900 W Daffodil McAllen, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 12 townhouses across two buildings on 1.35 acres; Each home has 1687 SF of living area, 3 bedrooms and 2.5 bathrooms; Four townhouses include second‑floor balconies; every residence has a back porch
