New Duplex with Modern
New
For Sale
$355,000
5084 MCKENZIE LN., Brownsville, TX 78521
MULTI_FAMILY - BROWNSVILLE, TX
Property Size2,112 SF
Lot Size0.23 Acres
Price / SF$168.09
Days on Market3
Property Features for 5084 MCKENZIE LN.
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
None
Interior features
Ceiling Fan(s), Smoke Alarm(s), Walk-in Closet(s)
Fencing
Privacy
Appliances
Range, Refrigerator
Subdivision
NB
Lot features
Corner Lot
Elementary school
GONZALEZ
Middle school
PERKINS
High school
RIVERA
Elementary school district
BROWNSVILLE I.S.D.
Middle school district
BROWNSVILLE I.S.D.
High school district
BROWNSVILLE I.S.D.
Standard status
Active
Size
2,112 SF
Lot size
0.23 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
laundry room
fenced yard
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Tile
Listing Agency:
Excel Realty
(956) 280-3089
Listed By:
Armando Hernandez · License #0703051
(956) 280-3089
Added: Aug 4
Last Checked: Aug 6 at 1:06PM
MLS# 29778463
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,112-square-foot duplex is under construction with a 2025 year built designation. Each residence is described with three bedrooms, two bathrooms, a laundry room, and a contemporary kitchen featuring an island and quartz countertops. Tile flooring, walk-in closets, ceiling fans, smoke alarms, range appliances, and refrigerators are included. The exterior combines stucco and brick, with privacy fencing and a separate large backyard for each residence.
The property occupies 0.227 acres at 5084 McKenzie Ln. in Brownsville, Texas 78521. Public water and public sewer serve the property. Central electric heating and central air conditioning are provided, and the property includes no designated parking features.
The property occupies 0.227 acres at 5084 McKenzie Ln. in Brownsville, Texas 78521. Public water and public sewer serve the property. Central electric heating and central air conditioning are provided, and the property includes no designated parking features.
Key Highlights
- Duplex under construction with a 2025 year built designation
- 2,112 SF building on a 0.227‑acre lot
- Each residence includes 3 bedrooms, 2 baths, and a laundry room
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
$17,424
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
4.91%
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%
$348,480
$348.5K
Cap Rate 7%
$248,914
$248.9K
Cap Rate 9%
$193,600
$193.6K
Market Conditions
NOI Build-Up for 2,112 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
$26.6K $12.60/SF
− Vacancy
−$1.7K −$0.81/SF
EGI
$24.9K $11.79/SF
− OpEx
−$7.5K −$3.54/SF
NOI
$17.4K $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%
$348,480
Cap Rate 7%
$248,914
Cap Rate 9%
$193,600
Alternative Uses
Best Use
Multifamily LT 5
$248.9K
$217.8K – $290.4K
NOI $17,424 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$228.3K
$199.7K – $266.3K
NOI $15,979 @ 7.0% cap · market cap 4.50%
Theoretical Best
Healthcare Medical
$363.7K
$318.2K – $424.3K
NOI $25,456 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6
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 three-bedroom residences offer island kitchens, quartz countertops, laundry rooms, and private fenced yards.
Where is this duplex located?
The property is located at 5084 MCKENZIE LN. Brownsville, TX.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Duplex under construction with a 2025 year built designation; 2,112 SF building on a 0.227‑acre lot; Each residence includes 3 bedrooms, 2 baths, and a laundry room
