Four-Unit Quadplex with Modern
For Sale
$530,000
5800 Ozark Avenue, McAllen, TX 78504
Residential Income, McAllen, TX
Property Size3,978 SF
Lot Size0.22 Acres
Price / SF$133.23
Days on Market10
Property Features for 5800 Ozark Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Property condition
Under Construction
Parking
8
Parking features
None
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Hills At Sharyland
Elementary school
Garza
Middle school
Sharyland North Junior
High school
Sharyland H.S.
Elementary school district
Sharyland ISD
Middle school district
Sharyland ISD
High school district
Sharyland ISD
Directions
North of Shary Rd between 5 Mile and 6 Mile. Subdivision will be on the right hand side.
Standard status
Active
APN
H347300000002800
Size
3,978 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2435
HOA Fee
$500 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
Samsung kitchen and laundry appliances
Building Details
Year built
2026
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Shingle
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: Aug 19
Last Checked: Aug 28 at 10:06AM
MLS# 513086
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.
This four-unit residential income property is under construction and is scheduled for completion in 2026. The layout includes two 3-bedroom, 2-bath residences and two 2-bedroom, 2-bath residences, with open-concept interiors designed for efficient everyday use. Each unit includes Samsung kitchen and laundry appliances, tile flooring, contemporary fixtures, and window shutters currently being installed. Central heating and central air serve the building, which is constructed with stucco and incorporates Hebel materials and polyfoam ceiling insulation.
The property contains 3,978 square feet on a 0.2204-acre lot at 5800 Ozark Avenue in McAllen, Texas. Public water service is available, and the roof is shingle. The asset is located in the Hills at Sharyland subdivision and includes no designated parking features.
The property contains 3,978 square feet on a 0.2204-acre lot at 5800 Ozark Avenue in McAllen, Texas. Public water service is available, and the roof is shingle. The asset is located in the Hills at Sharyland subdivision and includes no designated parking features.
Key Highlights
- Four‑unit configuration with two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units
- 3,978 square feet on a 0.2204‑acre lot
- Under construction with a 2026 year built
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
6.78%
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 6.78%
Second Best
Apartment 5plus
$471.9K
$412.9K – $550.6K
NOI $33,034 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$1.08M
$945.2K – $1.26M
NOI $75,614 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
28
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 - Under-construction multifamily property with a balanced unit mix, contemporary interiors, and energy-conscious construction features.
Where is this quadplex located?
The property is located at 5800 Ozark 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 configuration with two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units; 3,978 square feet on a 0.2204‑acre lot; Under construction with a 2026 year built
