4-Unit Quadplex with
New
For Sale
$325,000
604 Buena Vista Drive, Weslaco, TX 78596
Residential Income, Weslaco, TX
Property Size3,132 SF
Lot Size0.17 Acres
Price / SF$103.77
Days on Market3
Property Features for 604 Buena Vista Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking features
Garage
Exterior features
Mature Trees
Fencing
Chain Link
Appliances
Electric Water Heater, Water Heater (In Attic), Refrigerator, Stove/Range-Electric Coil
Subdivision
Buena Vista
Lot features
Mature Trees
Elementary school
Margo
Middle school
Central
High school
Weslaco East H.S.
Elementary school district
Weslaco ISD
Middle school district
Weslaco ISD
High school district
Weslaco ISD
Directions
From E Expressway 83/U.S. 83 Frontage rd. Turn right (South) onto N Bridge Ave. then right onto E 18th St. Then take a left on Oregon and left to Buena Vista lot 3
Standard status
Active
APN
B505500000000300
Size
3,132 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6321
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
washer and dryer connections
Building Details
Year built
2007
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Tile
Listing Agency:
RE/MAX elite · RE/MAX International
(956) 583-2100
Listed By:
Cecilia Gonzales · License #767526
(956) 854-1444
Added: Sep 9
Last Checked: Sep 11 at 5:06PM
MLS# 514822
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.
Built in 2007, this 3,132-square-foot quadplex contains four residences, each offering two bedrooms and two bathrooms. Every unit includes washer and dryer connections, two designated parking spaces, and separate water and electric meters. The property has stucco construction, a tile roof, central electric heating and cooling, chain-link fencing, and mature trees. Unit appliances include an electric-coil range, refrigerator, and electric water heater.
Located at 604 Buena Vista Drive in Weslaco, the property is near Neighborhood Walmart, Starbucks, Harlon Block Sports Complex, Memorial and Margo Elementary, downtown, hospitals, and a gas station. The expressway is approximately 10 minutes away, while the property’s 0.1746-acre site provides the setting for the four-unit layout and attached garage parking.
Located at 604 Buena Vista Drive in Weslaco, the property is near Neighborhood Walmart, Starbucks, Harlon Block Sports Complex, Memorial and Margo Elementary, downtown, hospitals, and a gas station. The expressway is approximately 10 minutes away, while the property’s 0.1746-acre site provides the setting for the four-unit layout and attached garage parking.
Key Highlights
- Four‑unit configuration with 2 bedrooms and 2 bathrooms in each residence
- 3,132 square feet on a 0.1746‑acre site
- Two parking spaces per unit with garage parking
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
$27,389
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
8.43%
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%
$547,780
$547.8K
Cap Rate 7%
$391,271
$391.3K
Cap Rate 9%
$304,322
$304.3K
Market Conditions
NOI Build-Up for 3,132 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
$44.0K $14.04/SF
− Vacancy
−$4.8K −$1.55/SF
EGI
$39.1K $12.49/SF
− OpEx
−$11.7K −$3.75/SF
NOI
$27.4K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /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%
$547,780
Cap Rate 7%
$391,271
Cap Rate 9%
$304,322
Alternative Uses
Best Use
Multifamily LT 5
$391.3K
$342.4K – $456.5K
NOI $27,389 @ 7.0% cap · market cap 8.43%
Second Best
Apartment 5plus
$360.2K
$315.2K – $420.3K
NOI $25,217 @ 7.0% cap · market cap 7.76%
Theoretical Best
Hotel Hospitality
$2.36M
$2.06M – $2.75M
NOI $165,135 @ 7.0% cap · market cap 50.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four two-bedroom residences offer separate utility metering, laundry hookups, and convenient access to local services.
Where is this quadplex located?
The property is located at 604 Buena Vista Drive Weslaco, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Four‑unit configuration with 2 bedrooms and 2 bathrooms in each residence; 3,132 square feet on a 0.1746‑acre site; Two parking spaces per unit with garage parking
