Multifamily Property with
For Sale
$329,000
710 Arroyo Blvd, Los Fresnos, TX 78566
Includes a one-bedroom, one-bath additional dwelling unit and an unfinished space for expansion.
Property Size1,839 SF
Price / SF$178.90
Days on Market29
Property Features for 710 Arroyo Blvd
General Information
Standard status
Active
Size
1,839 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Building Details
Year Built
1997
Listing Agency:
KELLER WILLIAMS LRGV
(956) 455-4347
Listed By:
Jose Nieto · License #124_855
Source:
Troygilesrealty
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 25 at 3:48AM
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 LRGV
Investment Insights
Based on property information with market context.
This multifamily property was built in 1997 and includes an additional dwelling unit configured with 1 bedroom and 1 bathroom. An unfinished unit is also present, providing additional space within the existing property configuration.
The property has frontage on Paredes Line Rd and is located near a high school and parks. Its multifamily layout, existing ADU, and unfinished unit are the primary physical features identified for the property.
The property has frontage on Paredes Line Rd and is located near a high school and parks. Its multifamily layout, existing ADU, and unfinished unit are the primary physical features identified for the property.
Key Highlights
- Additional dwelling unit with 1 bedroom and 1 bathroom
- One unfinished unit included on the property
- Built in 1997
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
$13,914
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
4.23%
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%
$278,280
$278.3K
Cap Rate 7%
$198,771
$198.8K
Cap Rate 9%
$154,600
$154.6K
Market Conditions
NOI Build-Up for 1,839 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
$27.1K $14.76/SF
− Vacancy
−$1.8K −$1.00/SF
EGI
$25.3K $13.76/SF
− OpEx
−$11.4K −$6.19/SF
NOI
$13.9K $7.57/SF
Area
Cameron County, 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%
$278,280
Cap Rate 7%
$198,771
Cap Rate 9%
$154,600
Alternative Uses
Best Use
Apartment 5plus
$198.8K
$173.9K – $231.9K
NOI $13,914 @ 7.0% cap · market cap 4.23%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$316.6K
$277.1K – $369.4K
NOI $22,165 @ 7.0% cap · market cap 6.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
364
Businesses Nearby
Explore this area
Business Placement
Demographics for 78566, TX
23,704
Population
8,275
Households
2.9
Avg Household Size
31
Median Age
20%
College-Educated
73%
High-School Grad
139.0 sq mi
ZIP Area
171
Density / Sq Mi
$64,385
Median Household Income
$36,605
Median Earnings
$863
Median Rent
$138,100
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 - Includes a one-bedroom, one-bath additional dwelling unit and an unfinished space for expansion.
Where is this multifamily property located?
The property is located at 710 Arroyo Blvd Los Fresnos, TX.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Additional dwelling unit with 1 bedroom and 1 bathroom; One unfinished unit included on the property; Built in 1997
