Quadplex with Private Fenced
For Sale
$420,000
807 E Starr Street, Mercedes, TX 78570
MULTI_FAMILY - Mercedes, TX
Property Size4,050 SF
Lot Size0.23 Acres
Price / SF$103.70
Days on Market164
Property Features for 807 E Starr Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
4
Parking features
Other
Exterior features
Sprinkler System
Appliances
Water Heater (Laundry Room), Water Heater (Other Location), Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Dawson Estates
Lot features
Professional Landscaping, Sidewalks, Sprinkler System
Elementary school
Hinojosa
Middle school
Sgt. Manuel Chacon
High school
Mercedes H.S.
Elementary school district
Mercedes ISD
Middle school district
Mercedes ISD
High school district
Mercedes ISD
Directions
Head East on Expressway 83. Exit 164 to Mile 1 E Rd. Turn Right on Dawson Rd. Subdivision will be on the left. Building is almost to the end of the street to your left. On GPS please put 700 Dawson Rd, Mercedes, TX 78570 and it will take you to subdivision.
Standard status
Active
APN
D165000000000100
Size
4,050 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
private fenced backyard
appliances included
Building Details
Year built
2024
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Irving N. Kim · License #693229
(956) 520-4573
Added: Mar 2
Changed: Aug 3
Last Checked: Aug 13 at 4:06AM
MLS# 484006
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.
A brand-new quadplex built in 2024 at 807 E Starr Street in Mercedes, TX, featuring a contemporary open-concept layout with wood-like tile flooring throughout. Each unit includes a kitchen with custom ceiling-high cabinets, quartz countertops, and an expansive island, along with generously sized bedrooms and large closets. The master bedroom includes a spacious bathroom and closet. Every unit has a private fenced backyard for added privacy.
The property sits on a 0.2296-acre lot with 4,050 square feet of total building area. Exterior improvements include a sprinkler system, stucco construction, and a composition roof. Cooling and heating are electric with central air and central heating. Water is supplied via public service. The units come equipped with new appliances including a refrigerator, stove/range, microwave, washer, and dryer. There are eight carport spaces available, and tenants are responsible for their own utilities.
Conveniently located moments from the expressway and within a short drive of the Rio Grande Valley Premium Outlets.
The property sits on a 0.2296-acre lot with 4,050 square feet of total building area. Exterior improvements include a sprinkler system, stucco construction, and a composition roof. Cooling and heating are electric with central air and central heating. Water is supplied via public service. The units come equipped with new appliances including a refrigerator, stove/range, microwave, washer, and dryer. There are eight carport spaces available, and tenants are responsible for their own utilities.
Conveniently located moments from the expressway and within a short drive of the Rio Grande Valley Premium Outlets.
Key Highlights
- Brand‑new quadplex built in 2024
- 0.2296‑acre lot with 4,050 square feet total
- Open‑concept layout with wood‑like tile flooring throughout
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
$35,417
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%
$708,340
$708.3K
Cap Rate 7%
$505,957
$506.0K
Cap Rate 9%
$393,522
$393.5K
Market Conditions
NOI Build-Up for 4,050 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
$56.9K $14.04/SF
− Vacancy
−$6.3K −$1.55/SF
EGI
$50.6K $12.49/SF
− OpEx
−$15.2K −$3.75/SF
NOI
$35.4K $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%
$708,340
Cap Rate 7%
$505,957
Cap Rate 9%
$393,522
Alternative Uses
Best Use
Multifamily LT 5
$506.0K
$442.7K – $590.3K
NOI $35,417 @ 7.0% cap · market cap 8.43%
Second Best
Apartment 5plus
$465.8K
$407.6K – $543.5K
NOI $32,608 @ 7.0% cap · market cap 7.76%
Theoretical Best
Hotel Hospitality
$3.05M
$2.67M – $3.56M
NOI $213,536 @ 7.0% cap · market cap 50.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
600
Businesses Nearby
Explore this area
Business Placement
Demographics for 78570, TX
32,950
Population
10,701
Households
3.1
Avg Household Size
30
Median Age
12%
College-Educated
61%
High-School Grad
75.2 sq mi
ZIP Area
438
Density / Sq Mi
$39,890
Median Household Income
$22,648
Median Earnings
$686
Median Rent
$83,400
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 - Brand-new quadplex built in 2024 with central electric HVAC and private fenced backyards for each unit.
Where is this quadplex located?
The property is located at 807 E Starr Street Mercedes, TX.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Brand‑new quadplex built in 2024; 0.2296‑acre lot with 4,050 square feet total; Open‑concept layout with wood‑like tile flooring throughout
