Four-Unit Multifamily
For Sale
Contact for pricing
4707 N CYPRESS ST, Pharr, TX 78577
Four-unit income property offered for sale, suited for investors seeking a manageable small-scale multifamily holding.
Property Size4,056 SF
Price / SF$106.02
Days on Market95
Property Features for 4707 N CYPRESS ST
General Information
Standard status
Active
Size
4,056 SF
Class
B
Property subtype
Multifamily
Additional Details
Multifamily Units
4
Building Details
Year Built
2013
Buildings
2
Stories
1
Units
8
Tenancy
Multi
Listing Agency:
Global Realty
Listed By:
Dean Chan
(956) 627-3662
Source:
Crexi
Added: Jun 17
Changed: Sep 6
Last Checked: Sep 18 at 7:59AM
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 Global Realty
Investment Insights
Based on property information with market context.
This offering is a four-unit multifamily property, positioned as a small residential income asset with four separate units. Public remarks identify it as multifamily and reference 05/31/2016, which may relate to the recorded listing history. The property is listed for sale with a total size of 4,056 square feet, supporting its use as a compact, four-unit configuration.
As provided, the information does not specify additional on-site amenities, unit layouts, or interior features, and there are no details included regarding parking, upgrades, or whether any renovations occurred. The address is included in the listing record, but this marketing summary focuses only on the confirmed asset type and unit count.
For buyers looking at small-scale multifamily opportunities, a four-unit structure can be a practical way to diversify across multiple households while keeping operations more concentrated than larger apartment communities. This property’s straightforward configuration may appeal to owner-operators or investor groups that want direct involvement and manageable oversight. With limited specifics available here beyond the unit count and total size, prospective buyers should plan to review unit interiors, current lease status, and operating expenses as part of their due diligence.
As provided, the information does not specify additional on-site amenities, unit layouts, or interior features, and there are no details included regarding parking, upgrades, or whether any renovations occurred. The address is included in the listing record, but this marketing summary focuses only on the confirmed asset type and unit count.
For buyers looking at small-scale multifamily opportunities, a four-unit structure can be a practical way to diversify across multiple households while keeping operations more concentrated than larger apartment communities. This property’s straightforward configuration may appeal to owner-operators or investor groups that want direct involvement and manageable oversight. With limited specifics available here beyond the unit count and total size, prospective buyers should plan to review unit interiors, current lease status, and operating expenses as part of their due diligence.
Key Highlights
- 4‑unit multifamily income property
- Built in 2013
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
$35,470
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
8.25%
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%
$709,400
$709.4K
Cap Rate 7%
$506,714
$506.7K
Cap Rate 9%
$394,111
$394.1K
Market Conditions
NOI Build-Up for 4,056 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
$56.9K $14.04/SF
− Vacancy
−$6.3K −$1.55/SF
EGI
$50.7K $12.49/SF
− OpEx
−$15.2K −$3.75/SF
NOI
$35.5K $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%
$709,400
Cap Rate 7%
$506,714
Cap Rate 9%
$394,111
Alternative Uses
Best Use
Multifamily LT 5
$506.7K
$443.4K – $591.2K
NOI $35,470 @ 7.0% cap · market cap 8.25%
Second Best
Apartment 5plus
$466.5K
$408.2K – $544.3K
NOI $32,657 @ 7.0% cap · market cap 7.59%
Theoretical Best
Hotel Hospitality
$3.06M
$2.67M – $3.56M
NOI $213,853 @ 7.0% cap · market cap 49.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
384
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit income property offered for sale, suited for investors seeking a manageable small-scale multifamily holding.
Where is this quadplex located?
The property is located at 4707 N CYPRESS ST Pharr, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 4‑unit multifamily income property; Built in 2013
