Newly Built
For Sale
$520,000
5800 Northwestern, McAllen, TX 78501
Four-unit property with two- and three-bedroom layouts, complete appliance packages, and private patios.
Property Size4,100 SF
Price / SF$126.83
Days on Market16
Property Features for 5800 Northwestern
General Information
Standard status
Active
Size
4,100 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Amenities
patios
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Housekey Realty
(512) 710-9577
Listed By:
Jesus De Leon · License #801067832
Source:
Ryanandbrian
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 29 at 3:42PM
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 Housekey Realty
Investment Insights
Based on property information with market context.
Completed in 2023, this four-unit residential income property offers a mix of two- and three-bedroom floor plans. Each unit includes appliances, tile flooring, contemporary fixtures, an open-concept layout, and a private patio. The property contains 4,100 of reported property size and is configured for practical residential use.
Three units are occupied, while one is vacant and available for an owner-occupant. The property is located at 5800 Northwestern in McAllen, Texas, within the Sharyland district. Shopping, restaurants, and schools are described as a short drive away.
Three units are occupied, while one is vacant and available for an owner-occupant. The property is located at 5800 Northwestern in McAllen, Texas, within the Sharyland district. Shopping, restaurants, and schools are described as a short drive away.
Key Highlights
- Four‑unit property completed in 2023
- Mix of two- and three‑bedroom units
- All appliances included in the units
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
$37,047
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
7.12%
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%
$740,940
$740.9K
Cap Rate 7%
$529,243
$529.2K
Cap Rate 9%
$411,633
$411.6K
Market Conditions
NOI Build-Up for 4,100 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
$56.6K $13.80/SF
− Vacancy
−$3.7K −$0.89/SF
EGI
$52.9K $12.91/SF
− OpEx
−$15.9K −$3.87/SF
NOI
$37.0K $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%
$740,940
Cap Rate 7%
$529,243
Cap Rate 9%
$411,633
Alternative Uses
Best Use
Multifamily LT 5
$529.2K
$463.1K – $617.5K
NOI $37,047 @ 7.0% cap · market cap 7.12%
Second Best
Apartment 5plus
$486.4K
$425.6K – $567.5K
NOI $34,047 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$1.11M
$974.2K – $1.30M
NOI $77,933 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property with two- and three-bedroom layouts, complete appliance packages, and private patios.
Where is this quadplex located?
The property is located at 5800 Northwestern McAllen, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Four‑unit property completed in 2023; Mix of two- and three‑bedroom units; All appliances included in the units
