New Construction Four-Unit
For Sale
$495,000
Pending
5713 Northwestern Avenue, McAllen, TX 78504
Residential Income, McAllen, TX
Property Size3,650 SF
Lot Size0.25 Acres
Days on Market633
Property Features for 5713 Northwestern Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
None
Appliances
Electric Water Heater, Refrigerator, Stove/Range-Electric Coil
Subdivision
Hills At Sharyland
Lot features
Corner Lot, Sidewalks
Elementary school
Olivero Garza Sr.
Middle school
Sharyland North Junior
High school
Sharyland Pioneer H.S.
Elementary school district
Sharyland ISD
Middle school district
Sharyland ISD
High school district
Sharyland ISD
Directions
North Shary Rd between 5 Mile and 6 Mile. Subdivision will be on the right hand side.
Standard status
Pending
APN
H347300000005700
Size
3,650 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
3616
HOA Fee
$500 Annually
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2024
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
RE/MAX elite · RE/MAX International
(956) 583-2100
Listed By:
norma hinojosa · License #0521694
(956) 330-3674
Added: Dec 18, 2024
Changed: Sep 4
Last Checked: Sep 12 at 2:06AM
MLS# 445618
Copyright © 2026 Greater McAllen Association of Realtors. 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.
Completed in 2024, this four-unit residential property contains 3,650 square feet on a 0.2453-acre parcel. Each residence is configured with two bedrooms and two bathrooms, creating a consistent unit layout across the building.
The property is located at 5713 Northwestern Avenue in McAllen, within the Hills at Sharyland. Construction includes stucco exterior walls and a composition roof. Interior and building systems include electric central heating, central air conditioning, electric water heating, and a public water supply. Each unit is equipped with an electric-coil stove/range and refrigerator. No parking features are identified.
The property is located at 5713 Northwestern Avenue in McAllen, within the Hills at Sharyland. Construction includes stucco exterior walls and a composition roof. Interior and building systems include electric central heating, central air conditioning, electric water heating, and a public water supply. Each unit is equipped with an electric-coil stove/range and refrigerator. No parking features are identified.
Key Highlights
- Four‑unit property with 3,650 square feet
- Each unit includes 2 bedrooms and 2 bathrooms
- Completed in 2024
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
$32,981
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
6.66%
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%
$659,620
$659.6K
Cap Rate 7%
$471,157
$471.2K
Cap Rate 9%
$366,456
$366.5K
Market Conditions
NOI Build-Up for 3,650 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
$50.4K $13.80/SF
− Vacancy
−$3.3K −$0.89/SF
EGI
$47.1K $12.91/SF
− OpEx
−$14.1K −$3.87/SF
NOI
$33.0K $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%
$659,620
Cap Rate 7%
$471,157
Cap Rate 9%
$366,456
Alternative Uses
Best Use
Multifamily LT 5
$471.2K
$412.3K – $549.7K
NOI $32,981 @ 7.0% cap · market cap 6.66%
Second Best
Apartment 5plus
$433.0K
$378.9K – $505.2K
NOI $30,310 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$991.1K
$867.2K – $1.16M
NOI $69,379 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four two-bedroom, two-bath residences feature central heating and air conditioning with electric service.
Where is this quadplex located?
The property is located at 5713 Northwestern Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Four‑unit property with 3,650 square feet; Each unit includes 2 bedrooms and 2 bathrooms; Completed in 2024
