Block Construction Apartment
For Sale
$895,000
5994 SOUTHMOST RD., Brownsville, TX 78523
MULTI_FAMILY - BROWNSVILLE, TX
Property Size6,600 SF
Lot Size1.50 Acres
Price / SF$135.61
Days on Market94
Property Features for 5994 SOUTHMOST RD.
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Interior features
Ceiling Fan(s), Walk-in Closet(s)
Fencing
Chain Link, Privacy
Appliances
Range, Refrigerator
Subdivision
ESPERANZA PLACE
Elementary school
AIKEN
Middle school
BESTEIRO
High school
LOPEZ
Elementary school district
BROWNSVILLE I.S.D.
Middle school district
BROWNSVILLE I.S.D.
High school district
BROWNSVILLE I.S.D.
Standard status
Active
Size
6,600 SF
Lot size
1.50 Acres
Utilities
Sewer type
Public Sewer
Heating system
Zoned
Cooling system
Wall/Window Unit(s), Zoned, Window Unit(s), Ductless
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Number of units
11
Flooring type
Tile
Listing Agency:
EXP Realty, LLC
(888) 519-7431
Listed By:
Mario Baez · License #616428
(956) 827-0170
Added: May 28
Changed: Aug 3
Last Checked: Aug 29 at 3:06PM
MLS# 29776765
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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.
Apartment complex at 5994 Southmost Rd, Brownsville, TX 78523, with sturdy block construction and an off-the-main-road setting within the Southmost area. The property totals 6,600 square feet and sits on approximately 1.5 acres of additional land, offering space to expand or add income-producing amenities.
Built in 1983, the complex features several updated units, including recent roof and A/C improvements. A standout component is a single-family home within the complex, providing flexibility for added rental income or onsite management options.
Interior details include tile flooring, ceiling fans, and walk-in closets, along with in-unit appliances such as a range and refrigerator. Heating is described as zoned, and cooling includes window/wall units as well as ductless and zoned systems. The property is served by public water and public sewer and includes privacy and chain link fencing.
Offered for sale, this is a multi-unit residential investment focused on steady cash flow with room for growth through the included additional land.
Built in 1983, the complex features several updated units, including recent roof and A/C improvements. A standout component is a single-family home within the complex, providing flexibility for added rental income or onsite management options.
Interior details include tile flooring, ceiling fans, and walk-in closets, along with in-unit appliances such as a range and refrigerator. Heating is described as zoned, and cooling includes window/wall units as well as ductless and zoned systems. The property is served by public water and public sewer and includes privacy and chain link fencing.
Offered for sale, this is a multi-unit residential investment focused on steady cash flow with room for growth through the included additional land.
Key Highlights
- Block construction apartment complex off the main road
- Approximately 1.5 acres of additional land for expansion or amenities
- 6,600 square feet total building area
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
$49,935
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
5.58%
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%
$998,700
$998.7K
Cap Rate 7%
$713,357
$713.4K
Cap Rate 9%
$554,833
$554.8K
Market Conditions
NOI Build-Up for 6,600 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
$97.4K $14.76/SF
− Vacancy
−$6.6K −$1.00/SF
EGI
$90.8K $13.76/SF
− OpEx
−$40.9K −$6.19/SF
NOI
$49.9K $7.57/SF
Area
Brownsville, TX
Vacancy
6.80%
Lease Rate
$14.76 /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%
$998,700
Cap Rate 7%
$713,357
Cap Rate 9%
$554,833
Alternative Uses
Best Use
Apartment 5plus
$713.4K
$624.2K – $832.3K
NOI $49,935 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.14M
$994.4K – $1.33M
NOI $79,548 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Apartment complex off the main road with public water and sewer, updated roof and A/C improvements, and fenced grounds.
Where is this apartment building located?
The property is located at 5994 SOUTHMOST RD. Brownsville, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Block construction apartment complex off the main road; Approximately 1.5 acres of additional land for expansion or amenities; 6,600 square feet total building area
