New Alamo Fourplex Investment
For Sale
$475,000
916 13th, Alamo, TX 78516
New construction fourplex with modern finishes in Alamo, Texas.
Property Size3,789 SF
Price / SF$125.36
Days on Market168
Property Features for 916 13th
General Information
Standard status
Active
Size
3,789 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
Living In South Texas Realty
Listed By:
Ayleen Reyes · License #789534682
Source:
Tnt
Added: Mar 26
Changed: Sep 8
Last Checked: Sep 8 at 3:56AM
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 Living In South Texas Realty
Investment Insights
Based on property information with market context.
This is a new construction fourplex located in Alamo, Texas. The property is ideally located off the main road, providing quick access to the freeway. Each unit features modern finishes, spacious layouts, and energy-efficient features. The property is suitable for investors looking to expand their portfolio or for house hacking, allowing owners to live in one unit while renting out the others. The property size is 3789 square feet.
Key Highlights
- New construction fourplex (built in 2025) offers modern living and minimal maintenance.
- Ideal location off the main road with quick freeway access.
- Each unit features spacious layouts and modern finishes.
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
$33,135
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
6.98%
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%
$662,700
$662.7K
Cap Rate 7%
$473,357
$473.4K
Cap Rate 9%
$368,167
$368.2K
Market Conditions
NOI Build-Up for 3,789 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
$53.2K $14.04/SF
− Vacancy
−$5.9K −$1.55/SF
EGI
$47.3K $12.49/SF
− OpEx
−$14.2K −$3.75/SF
NOI
$33.1K $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%
$662,700
Cap Rate 7%
$473,357
Cap Rate 9%
$368,167
Alternative Uses
Best Use
Multifamily LT 5
$473.4K
$414.2K – $552.3K
NOI $33,135 @ 7.0% cap · market cap 6.98%
Second Best
Apartment 5plus
$435.8K
$381.3K – $508.5K
NOI $30,507 @ 7.0% cap · market cap 6.42%
Theoretical Best
Hotel Hospitality
$2.85M
$2.50M – $3.33M
NOI $199,775 @ 7.0% cap · market cap 42.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 78516, TX
34,506
Population
12,469
Households
2.8
Avg Household Size
32
Median Age
12%
College-Educated
59%
High-School Grad
37.8 sq mi
ZIP Area
913
Density / Sq Mi
$51,547
Median Household Income
$26,908
Median Earnings
$743
Median Rent
$102,900
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 - New construction fourplex with modern finishes in Alamo, Texas.
Where is this quadplex located?
The property is located at 916 13th Alamo, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: New construction fourplex (built in 2025) offers modern living and minimal maintenance.; Ideal location off the main road with quick freeway access.; Each unit features spacious layouts and modern finishes.
