Four-Unit Multifamily
For Sale
Contact for pricing
4801 N CYPRESS ST, Pharr, TX 78577
Four-unit residential income property offered for sale in Pharr, Texas, suitable for investors seeking a small multifamily asset.
Property Size4,266 SF
Price / SF$100.80
Days on Market95
Property Features for 4801 N CYPRESS ST
General Information
Standard status
Active
Size
4,266 SF
Class
B
Property subtype
Multifamily
Additional Details
Multifamily Units
4
Building Details
Year Built
2014
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 13
Last Checked: Sep 19 at 7:33AM
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 quadplex presented as a residential income property. The property contains four rental units and totals 4,266 square feet, according to the provided listing information. It is being marketed for sale.
Located at 4801 N Cypress St in Pharr, Texas (78577), the property benefits from a straightforward configuration typical of a four-unit residential building. While specific site details are not provided, the asset is positioned to serve as a compact, manageable rental housing option within the Pharr area.
For prospective buyers, this four-unit setup can fit a range of strategies that call for owning multiple rental units in one building. Because the offering is small in scale, it may appeal to investors looking for a residential income asset with a limited number of units to manage. Interested parties can review the individual unit layout and current tenancy status directly through the listing process, as those details are not included in the provided information.
Located at 4801 N Cypress St in Pharr, Texas (78577), the property benefits from a straightforward configuration typical of a four-unit residential building. While specific site details are not provided, the asset is positioned to serve as a compact, manageable rental housing option within the Pharr area.
For prospective buyers, this four-unit setup can fit a range of strategies that call for owning multiple rental units in one building. Because the offering is small in scale, it may appeal to investors looking for a residential income asset with a limited number of units to manage. Interested parties can review the individual unit layout and current tenancy status directly through the listing process, as those details are not included in the provided information.
Key Highlights
- Four‑unit multifamily income property
- Built in 2014
- Public remarks indicate 4 units (as of 05/31/2016)
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
$37,306
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
8.68%
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%
$746,120
$746.1K
Cap Rate 7%
$532,943
$532.9K
Cap Rate 9%
$414,511
$414.5K
Market Conditions
NOI Build-Up for 4,266 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
$59.9K $14.04/SF
− Vacancy
−$6.6K −$1.55/SF
EGI
$53.3K $12.49/SF
− OpEx
−$16.0K −$3.75/SF
NOI
$37.3K $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%
$746,120
Cap Rate 7%
$532,943
Cap Rate 9%
$414,511
Alternative Uses
Best Use
Multifamily LT 5
$532.9K
$466.3K – $621.8K
NOI $37,306 @ 7.0% cap · market cap 8.68%
Second Best
Apartment 5plus
$490.7K
$429.4K – $572.5K
NOI $34,348 @ 7.0% cap · market cap 7.99%
Theoretical Best
Hotel Hospitality
$3.21M
$2.81M – $3.75M
NOI $224,925 @ 7.0% cap · market cap 52.31%
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 - Four-unit residential income property offered for sale in Pharr, Texas, suitable for investors seeking a small multifamily asset.
Where is this quadplex located?
The property is located at 4801 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: Four‑unit multifamily income property; Built in 2014; Public remarks indicate 4 units (as of 05/31/2016)
