Leased
For Sale
$199,000
429 W Adams Avenue, Alton, TX 78573
Built in 2005, the property offers two occupied units with access to schools, shopping, and major roads.
Property Size2,100 SF
Days on Market23
Property Features for 429 W Adams Avenue
General Information
Standard status
Active
Size
2,100 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Occupancy
100%
Additional Details
Road Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,575
Building Details
Building Size
2,100 SF
Year Built
2005
Buildings
1
Stories
1
Units
2
Listing Agency:
Blue Diamond Realty Group LLC
(956) 212-7547
Listed By:
Denyss Alanis
(956) 212-7547
Source:
Buyingandsellingmcallen
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 30 at 5:34PM
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 Blue Diamond Realty Group LLC
Investment Insights
Based on property information with market context.
This duplex was constructed in 2005 and contains two residential units. Both units are fully leased, providing an in-place occupancy profile for a new owner. The property is identified as having 3 bedrooms and 2 bathrooms, although the source does not specify whether those figures apply to each unit or the entire duplex.
Located at 429 W Adams Avenue in Alton, the property offers access to schools, shopping, and major roads. Its duplex configuration and existing leases support continued residential rental use.
Located at 429 W Adams Avenue in Alton, the property offers access to schools, shopping, and major roads. Its duplex configuration and existing leases support continued residential rental use.
Key Highlights
- Duplex with two fully leased units
- Built in 2005
- Identified with 3 bedrooms and 2 bathrooms
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
$16,908
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
8.50%
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%
$338,160
$338.2K
Cap Rate 7%
$241,543
$241.5K
Cap Rate 9%
$187,867
$187.9K
Market Conditions
NOI Build-Up for 2,100 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
$34.8K $16.56/SF
− Vacancy
−$4.0K −$1.92/SF
EGI
$30.7K $14.64/SF
− OpEx
−$13.8K −$6.59/SF
NOI
$16.9K $8.05/SF
Area
Hidalgo County, TX
Vacancy
11.60%
Lease Rate
$16.56 /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%
$338,160
Cap Rate 7%
$241,543
Cap Rate 9%
$187,867
Alternative Uses
Best Use
Multifamily LT 5
$262.3K
$229.6K – $306.1K
NOI $18,364 @ 7.0% cap · market cap 9.23%
Second Best
Apartment 5plus
$241.5K
$211.4K – $281.8K
NOI $16,908 @ 7.0% cap · market cap 8.50%
Theoretical Best
Hotel Hospitality
$1.58M
$1.38M – $1.85M
NOI $110,723 @ 7.0% cap · market cap 55.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
291
Businesses Nearby
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
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 - Built in 2005, the property offers two occupied units with access to schools, shopping, and major roads.
Where is this duplex located?
The property is located at 429 W Adams Avenue Alton, TX.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Duplex with two fully leased units; Built in 2005; Identified with 3 bedrooms and 2 bathrooms
