Four-Unit Multifamily
For Sale
Contact for pricing
4713 N CYPRESS ST, Pharr, TX 78577
For-sale 4-unit multifamily building on N Cypress St, offering income property ownership in a residential income format.
Property Size4,056 SF
Price / SF$106.02
Days on Market95
Property Features for 4713 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
Listing Agency:
Global Realty
Listed By:
Dean Chan
(956) 627-3662
Source:
Crexi
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 18 at 4:09AM
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 for-sale multifamily property contains four units in a residential income configuration. The building totals 4,056 square feet, providing a straightforward setup for an owner seeking a small multi-unit investment with multiple separate rental homes under one roof.
Located at 4713 N Cypress St in Pharr, TX 78577, the property is a compact, four-unit asset within a residential setting. The provided information identifies it as a 4-unit multifamily offering, supporting those looking for an owner-occupied or investor-focused residential income purchase.
From a tenant and operator standpoint, a four-unit structure can offer manageable scale and the ability to diversify occupancy within a single property. For buyers evaluating small multi-family assets, the key takeaway is the building’s 4-unit layout and consolidated ownership—often appealing to those who want to manage several units within one asset rather than pursuing a larger portfolio.
Located at 4713 N Cypress St in Pharr, TX 78577, the property is a compact, four-unit asset within a residential setting. The provided information identifies it as a 4-unit multifamily offering, supporting those looking for an owner-occupied or investor-focused residential income purchase.
From a tenant and operator standpoint, a four-unit structure can offer manageable scale and the ability to diversify occupancy within a single property. For buyers evaluating small multi-family assets, the key takeaway is the building’s 4-unit layout and consolidated ownership—often appealing to those who want to manage several units within one asset rather than pursuing a larger portfolio.
Key Highlights
- 4‑unit multifamily building
- 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
Check the figures for this property
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 - For-sale 4-unit multifamily building on N Cypress St, offering income property ownership in a residential income format.
Where is this quadplex located?
The property is located at 4713 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 building; Built in 2013
