New Fourplex Residential
For Sale
$549,000
5800 Ozark Ave, McAllen, TX 78504
Turnkey newly constructed fourplex with four units, including two 3-bed/2-bath and two 2-bed/2-bath layouts.
Property Size3,978 SF
Price / SF$138.01
Days on Market50
Property Features for 5800 Ozark Ave
General Information
Standard status
Active
Size
3,978 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
Keller Williams Realty RGV
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 566-8377
Source:
Aregtx
Added: Jul 20
Changed: Aug 14
Last Checked: Sep 6 at 12:05PM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
Newly constructed fourplex built for energy efficiency, featuring Hebel construction and polyfoam insulation in the ceilings. The property consists of four residential units with open-concept floor plans, contemporary finishes, and durable tile flooring throughout. Each unit is set up with upgraded Samsung kitchen and laundry appliances, along with modern fixtures. Window shutters are currently being installed.
The asset is located in the Hills at Sharyland subdivision in McAllen, Texas, and is offered as a turnkey multi-family property.
The unit mix includes two 3-bedroom, 2-bath units and two 2-bedroom, 2-bath units, providing a diversified residential configuration within a single investment property.
The asset is located in the Hills at Sharyland subdivision in McAllen, Texas, and is offered as a turnkey multi-family property.
The unit mix includes two 3-bedroom, 2-bath units and two 2-bedroom, 2-bath units, providing a diversified residential configuration within a single investment property.
Key Highlights
- Newly built 4‑plex (Year built: 2026) with 4 units total
- Unit mix: two 3‑bedroom, 2‑bath units plus two 2‑bedroom, 2‑bath units
- Each unit features an open‑concept floor plan and tile flooring throughout
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
$35,945
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
6.55%
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%
$718,900
$718.9K
Cap Rate 7%
$513,500
$513.5K
Cap Rate 9%
$399,389
$399.4K
Market Conditions
NOI Build-Up for 3,978 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
$54.9K $13.80/SF
− Vacancy
−$3.5K −$0.89/SF
EGI
$51.4K $12.91/SF
− OpEx
−$15.4K −$3.87/SF
NOI
$35.9K $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%
$718,900
Cap Rate 7%
$513,500
Cap Rate 9%
$399,389
Alternative Uses
Best Use
Multifamily LT 5
$513.5K
$449.3K – $599.1K
NOI $35,945 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$471.9K
$412.9K – $550.6K
NOI $33,034 @ 7.0% cap · market cap 6.02%
Theoretical Best
Office A
$1.08M
$945.2K – $1.26M
NOI $75,614 @ 7.0% cap · market cap 13.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
47
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
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 - Turnkey newly constructed fourplex with four units, including two 3-bed/2-bath and two 2-bed/2-bath layouts.
Where is this quadplex located?
The property is located at 5800 Ozark Ave McAllen, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Newly built 4‑plex (Year built: 2026) with 4 units total; Unit mix: two 3‑bedroom, 2‑bath units plus two 2‑bedroom, 2‑bath units; Each unit features an open‑concept floor plan and tile flooring throughout
