Weslaco Fourplex in Gated
For Sale
Contact for pricing
304 Retama Lane, Weslaco, TX 78596
Fourplex in gated community with modern finishes and carports.
Property Size3,074 SF
Price / SF$139.56
Days on Market787
Property Features for 304 Retama Lane
General Information
Standard status
Active
Size
3,074 SF
Total Parking Spaces
8
Property subtype
Multifamily
Building Details
Year Built
2022
Buildings
4
Units
4
Listing Agency:
Landin Realty
Listed By:
Cynthia Landin · License #TX 0711270
Source:
Crexi
Added: Jul 5, 2024
Changed: Aug 23
Last Checked: Aug 29 at 8:46PM
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 Landin Realty
Investment Insights
Based on property information with market context.
This fourplex is located in a gated multifamily subdivision in Weslaco. The Airport Heights fourplex features two units with two bedrooms and two bathrooms, and two units with one bedroom and one bathroom. The units have an open layout, modern flooring, granite countertops, modern lighting fixtures including recessed lighting, and sleek white cabinetry. Appliances are included. Carports are available. The property is fully leased and has professional property management in place as an option. The property size is 3,074 square feet. There are four side-to-side fourplexes available, which can be purchased individually or as a portfolio.
Key Highlights
- Fully leased fourplex with professional property management option
- Located in a gated multifamily subdivision (Airport Heights)
- Features a mix of unit sizes: 2 units with 2 bedrooms/2 baths and 2 units with 1 bedroom/1 bath
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
$26,882
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
6.27%
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%
$537,640
$537.6K
Cap Rate 7%
$384,029
$384.0K
Cap Rate 9%
$298,689
$298.7K
Market Conditions
NOI Build-Up for 3,074 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
$43.2K $14.04/SF
− Vacancy
−$4.8K −$1.55/SF
EGI
$38.4K $12.49/SF
− OpEx
−$11.5K −$3.75/SF
NOI
$26.9K $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%
$537,640
Cap Rate 7%
$384,029
Cap Rate 9%
$298,689
Alternative Uses
Best Use
Multifamily LT 5
$384.0K
$336.0K – $448.0K
NOI $26,882 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$353.6K
$309.4K – $412.5K
NOI $24,750 @ 7.0% cap · market cap 5.77%
Theoretical Best
Hotel Hospitality
$2.32M
$2.03M – $2.70M
NOI $162,077 @ 7.0% cap · market cap 37.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
529
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
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 - Fourplex in gated community with modern finishes and carports.
Where is this quadplex located?
The property is located at 304 Retama Lane Weslaco, TX.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: Fully leased fourplex with professional property management option; Located in a gated multifamily subdivision (Airport Heights); Features a mix of unit sizes: 2 units with 2 bedrooms/2 baths and 2 units with 1 bedroom/1 bath
