Listing Agency: Engel & Volkers Playa Del Carmen · Engel & Völkers p***@engelvoelkers.com Show Phone

Listed By: Alex Barrera

Added: Jun 12 Changed: Aug 19 Last Checked: Aug 22 at 5:06PM

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MLS# AM-5089271

Copyright © 2026 Engel & Völkers. 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 969-square-foot short-term rental apartment includes two bedrooms and two full bathrooms. The furnished interior is arranged around an open living area with contemporary décor and natural light. A supplied kitchen includes appliances, cookware, and utensils, while both bedrooms offer storage and furnished bedding. Air conditioning is installed throughout the apartment.

Building features include controlled entry, elevator service, and shared areas intended for resident or guest use. The property is at calle 42 norte esquina Quinta ave. nte in Playa del Carmen, near Quinta Avenida and within walking distance of the Caribbean beach. Its setting also places dining, shopping, and nightlife nearby.

Key Highlights

• 969‑square‑foot furnished apartment
• Two bedrooms and two full bathrooms
• Kitchen includes appliances, cookware, and utensils

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

$7,695

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

2.90%

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%

$153,900 $153.9K

Cap Rate 7%

$109,929 $109.9K

Cap Rate 9%

$85,500 $85.5K

Market Conditions

NOI Build-Up for 969 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

$14.9K $15.36/SF

− Vacancy

−$893 −$0.92/SF

EGI

$14.0K $14.44/SF

− OpEx

−$6.3K −$6.50/SF

NOI

$7.7K $7.94/SF

Area

Beaumont, TX

Vacancy

6.00%

Lease Rate

$15.36 /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%

$153,900

Cap Rate 7%

$109,929

Cap Rate 9%

$85,500

Alternative Uses

Best Use

Apartment 5plus

$109.9K

$96.2K – $128.3K (±1% cap)

NOI $7,695 @ 7.0% cap · market cap 2.90%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$228.8K

$200.2K – $267.0K (±1% cap)

NOI $16,019 @ 7.0% cap · market cap 6.04%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Short term rental ...

Lease Details

1

Residential units

Location Intelligence

Trade Area within ½ mile

1,079

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in the U.S.

7.1% 2022

8.3% 2023

9.3% 2024

9.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Short term rental property - Fully furnished apartment with two bathrooms, in-unit air conditioning, and elevator access near dining, shopping, nightlife, and the beach.

Where is this short term rental property located?

The property is located at calle 42 norte esquina Quinta ave. nte Beaumont.

What is the asking price?

The asking price for this property is $265,000.

What are key features of this property?

This property features: 969‑square‑foot furnished apartment; Two bedrooms and two full bathrooms; Kitchen includes appliances, cookware, and utensils