Newly Built Two-Unit
For Sale
Contact for pricing
474 E Lampasas Street, Brownsville, TX 78521
Two leased residences feature open-concept interiors, contemporary finishes, and three-bedroom layouts with two-and-a-half bathrooms.
Property Size2,897 SF
Price / SF$155.33
Days on Market54
Property Features for 474 E Lampasas Street
General Information
Standard status
Active
Size
2,897 SF
Property subtype
Multifamily
Occupancy
100%
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
2024
Buildings
2
Units
2
Listing Agency:
Imperio Real Estate LLC
(956) 520-5688
Listed By:
Pricila Betancourt
Source:
Crexi
Added: Jul 9
Changed: Aug 30
Last Checked: Aug 30 at 6:59PM
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 Imperio Real Estate LLC
Investment Insights
Based on property information with market context.
Completed in 2024, this duplex contains two separately leased residences. Each unit offers three bedrooms, two-and-a-half bathrooms, an open-concept living arrangement, and contemporary interior finishes. The property provides two residential units with existing leases in place.
The property is situated near schools, shopping, restaurants, and major roadways in Brownsville. Its two-unit configuration and current leasing status support continued use as a residential income property.
The property is situated near schools, shopping, restaurants, and major roadways in Brownsville. Its two-unit configuration and current leasing status support continued use as a residential income property.
Key Highlights
- Two‑unit duplex completed in 2024
- Both residences are currently leased
- Each unit includes 3 bedrooms and 2.5 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
$23,901
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
5.31%
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%
$478,020
$478.0K
Cap Rate 7%
$341,443
$341.4K
Cap Rate 9%
$265,567
$265.6K
Market Conditions
NOI Build-Up for 2,897 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
$36.5K $12.60/SF
− Vacancy
−$2.4K −$0.81/SF
EGI
$34.1K $11.79/SF
− OpEx
−$10.2K −$3.54/SF
NOI
$23.9K $8.25/SF
Area
Brownsville, TX
Vacancy
6.46%
Lease Rate
$12.60 /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%
$478,020
Cap Rate 7%
$341,443
Cap Rate 9%
$265,567
Alternative Uses
Best Use
Multifamily LT 5
$341.4K
$298.8K – $398.4K
NOI $23,901 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$313.1K
$274.0K – $365.3K
NOI $21,919 @ 7.0% cap · market cap 4.87%
Theoretical Best
Healthcare Medical
$498.8K
$436.5K – $582.0K
NOI $34,917 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
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 - Two leased residences feature open-concept interiors, contemporary finishes, and three-bedroom layouts with two-and-a-half bathrooms.
Where is this duplex located?
The property is located at 474 E Lampasas Street Brownsville, TX.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Two‑unit duplex completed in 2024; Both residences are currently leased; Each unit includes 3 bedrooms and 2.5 bathrooms
