Four-Unit Multifamily
For Sale
$530,000
5709 Northwestern Avenue, McAllen, TX 78501
Recently built residential income property with full occupancy and appliances included in the sale.
Property Size4,205 SF
Days on Market28
Property Features for 5709 Northwestern Avenue
General Information
Standard status
Active
Size
4,205 SF
Total Parking Spaces
8
Property subtype
Multi Family Home
Occupancy
100%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,257
Building Details
Building Size
4,205 SF
Year Built
2022
Buildings
2
Stories
1
Units
4
Listing Agency:
Empire Real Estate
(956) 432-8018
Listed By:
Isela Ramirez
(956) 432-8018
Source:
Buyingandsellingmcallen
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 29 at 3:28PM
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 Empire Real Estate
Investment Insights
Based on property information with market context.
Built in 2022, this four-unit multifamily property offers a contemporary residential configuration with all four units currently rented. The existing occupancy provides an established leasing profile for a buyer evaluating a small-scale income property.
Appliances convey with the sale, supporting a straightforward transition for the next owner. The property is located at 5709 Northwestern Avenue in McAllen, Texas.
Appliances convey with the sale, supporting a straightforward transition for the next owner. The property is located at 5709 Northwestern Avenue in McAllen, Texas.
Key Highlights
- Four‑unit multifamily property
- All four units currently rented
- Built in 2022
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
$37,996
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
7.17%
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%
$759,920
$759.9K
Cap Rate 7%
$542,800
$542.8K
Cap Rate 9%
$422,178
$422.2K
Market Conditions
NOI Build-Up for 4,205 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
$58.0K $13.80/SF
− Vacancy
−$3.7K −$0.89/SF
EGI
$54.3K $12.91/SF
− OpEx
−$16.3K −$3.87/SF
NOI
$38.0K $9.04/SF
Area
McAllen, TX
Vacancy
6.46%
Lease Rate
$13.80 /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%
$759,920
Cap Rate 7%
$542,800
Cap Rate 9%
$422,178
Alternative Uses
Best Use
Multifamily LT 5
$542.8K
$475.0K – $633.3K
NOI $37,996 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$498.8K
$436.5K – $582.0K
NOI $34,919 @ 7.0% cap · market cap 6.59%
Theoretical Best
Office A
$1.14M
$999.1K – $1.33M
NOI $79,929 @ 7.0% cap · market cap 15.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Recently built residential income property with full occupancy and appliances included in the sale.
Where is this quadplex located?
The property is located at 5709 Northwestern Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Four‑unit multifamily property; All four units currently rented; Built in 2022
