Duplex with Attached
New
For Sale
$436,000
821 Galveston Avenue McAllen, McAllen, TX 78501
Two-unit property completed in 2022, with private garages and backyard space serving each residence.
Property Size2,774 SF
Days on Market7
Property Features for 821 Galveston Avenue McAllen
General Information
Standard status
Active
Size
2,774 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/3BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,790
Amenities
private backyard
Building Details
Building Size
2,774 SF
Year Built
2022
Buildings
1
Listing Agency:
Encore Fine Properties
Listed By:
Ricardo D. Martinez · License #801068592
(956) 821-6170
Source:
Primeluxuryrealestate
Added: Sep 13
Last Checked: Sep 18 at 1:43PM
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 Encore Fine Properties
Investment Insights
Based on property information with market context.
Completed in 2022, this duplex contains two separate residences, each offering 1,407 square feet with three bedrooms and three full bathrooms. Both units include an attached private two-car garage and a backyard. An exposed brick firewall separates the homes and provides physical separation between the units.
The property is located at 821 Galveston Avenue in McAllen, near major shopping malls, commercial centers, and the expressway. Its layout supports side-by-side residential use, with dedicated garage and outdoor areas for each unit.
The property is located at 821 Galveston Avenue in McAllen, near major shopping malls, commercial centers, and the expressway. Its layout supports side-by-side residential use, with dedicated garage and outdoor areas for each unit.
Key Highlights
- Two‑unit duplex completed in 2022
- Each residence offers 1,407 square feet, 3 bedrooms, and 3 full bathrooms
- Private 2‑car attached garage 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
$25,066
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
5.75%
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%
$501,320
$501.3K
Cap Rate 7%
$358,086
$358.1K
Cap Rate 9%
$278,511
$278.5K
Market Conditions
NOI Build-Up for 2,774 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
$38.3K $13.80/SF
− Vacancy
−$2.5K −$0.89/SF
EGI
$35.8K $12.91/SF
− OpEx
−$10.7K −$3.87/SF
NOI
$25.1K $9.04/SF
Area
McAllen, TX
Vacancy
6.46%
Lease Rate
$13.80 /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%
$501,320
Cap Rate 7%
$358,086
Cap Rate 9%
$278,511
Alternative Uses
Best Use
Multifamily LT 5
$358.1K
$313.3K – $417.8K
NOI $25,066 @ 7.0% cap · market cap 5.75%
Second Best
Apartment 5plus
$329.1K
$288.0K – $383.9K
NOI $23,036 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$753.3K
$659.1K – $878.8K
NOI $52,728 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,447
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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?
Duplex - Two-unit property completed in 2022, with private garages and backyard space serving each residence.
Where is this duplex located?
The property is located at 821 Galveston Avenue McAllen McAllen, TX.
What is the asking price?
The asking price for this property is $436,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2022; Each residence offers 1,407 square feet, 3 bedrooms, and 3 full bathrooms; Private 2‑car attached garage for each unit
