Four-Unit Multifamily
New
For Sale
$499,000
5804 Nightingale, McAllen, TX 78573
Two buildings offer modern apartments with included appliances in a gated community near shopping, banking, and restaurants.
Property Size3,934 SF
Price / SF$126.84
Days on Market3
Property Features for 5804 Nightingale
General Information
Standard status
Active
Size
3,934 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Parking per Unit
2
Amenities
gated community
appliances
Building Details
Year Built
2020
Buildings
2
Listing Agency:
Weichert, Realtors - Montalvo & Associates
Listed By:
Juanita Flores · License #801071010
Source:
Tnt
Added: Sep 1
Last Checked: Sep 2 at 1:49PM
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 Weichert, Realtors - Montalvo & Associates
Investment Insights
Based on property information with market context.
This four-unit multifamily property includes two buildings with two-bedroom, two-bath apartments measuring 938 square feet each, according to HCAD. Each unit has a two-car carport, tile flooring, ceiling fans, high ceilings, and granite countertops throughout. Included appliances are stoves, refrigerators, washers, and dryers.
Built in 2020, the property is located in the gated Las Villitas community at The Groves on Shary in McAllen. The address is 5804 Nightingale, McAllen, TX 78573. Nearby conveniences identified for the property include shopping, banking, and restaurants, with access to Sharyland Schools.
Built in 2020, the property is located in the gated Las Villitas community at The Groves on Shary in McAllen. The address is 5804 Nightingale, McAllen, TX 78573. Nearby conveniences identified for the property include shopping, banking, and restaurants, with access to Sharyland Schools.
Key Highlights
- Four units across two buildings
- Each unit offers 2 bedrooms, 2 baths, and 938 sq. ft. (HCAD)
- 2 Car Carport for each unit
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
$32,668
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%
$653,360
$653.4K
Cap Rate 7%
$466,686
$466.7K
Cap Rate 9%
$362,978
$363.0K
Market Conditions
NOI Build-Up for 3,934 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
$63.7K $16.20/SF
− Vacancy
−$4.3K −$1.10/SF
EGI
$59.4K $15.10/SF
− OpEx
−$26.7K −$6.79/SF
NOI
$32.7K $8.30/SF
Area
McAllen, TX
Vacancy
6.80%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$653,360
Cap Rate 7%
$466,686
Cap Rate 9%
$362,978
Alternative Uses
Best Use
Apartment 5plus
$466.7K
$408.4K – $544.5K
NOI $32,668 @ 7.0% cap · market cap 6.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.07M
$934.7K – $1.25M
NOI $74,777 @ 7.0% cap · market cap 14.99%
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
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
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?
Multifamily property - Two buildings offer modern apartments with included appliances in a gated community near shopping, banking, and restaurants.
Where is this multifamily property located?
The property is located at 5804 Nightingale McAllen, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Four units across two buildings; Each unit offers 2 bedrooms, 2 baths, and 938 sq. ft. (HCAD); 2 Car Carport for each unit
