Sunset Valley Apartments
For Sale
Contact for pricing
1009 W Mahala Avenue, Alton, TX 78573
Gated community fourplex with two-bedroom units, fully leased.
Property Size3,600 SF
Price / SF$129.17
Days on Market720
Property Features for 1009 W Mahala Avenue
General Information
Standard status
Active
Size
3,600 SF
Total Parking Spaces
8
Property subtype
Multifamily
Building Details
Year Built
2023
Buildings
2
Units
4
Listing Agency:
HCH Realty
Listed By:
Cecilia Olivarez · License #686906
(956) 353-2401
Source:
Crexi
Added: Sep 14, 2024
Changed: Aug 31
Last Checked: Sep 1 at 9:55PM
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 HCH Realty
Investment Insights
Based on property information with market context.
The Sunset Valley Apartments Subdivision features fourplexes with two and three-bedroom floor plans. This fourplex offers a two-bedroom, two-bathroom layout with units measuring slightly over 900 square feet each. Located off Trosper Boulevard, the property provides convenient access to W Main Avenue and Alton Boulevard. Construction is complete, and all units are currently leased.
Key Highlights
- Fully leased fourplex providing immediate rental income.
- Gated community offering enhanced security.
- New construction (2023) minimizing potential maintenance issues.
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
$31,482
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
6.77%
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%
$629,640
$629.6K
Cap Rate 7%
$449,743
$449.7K
Cap Rate 9%
$349,800
$349.8K
Market Conditions
NOI Build-Up for 3,600 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
$50.5K $14.04/SF
− Vacancy
−$5.6K −$1.55/SF
EGI
$45.0K $12.49/SF
− OpEx
−$13.5K −$3.75/SF
NOI
$31.5K $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%
$629,640
Cap Rate 7%
$449,743
Cap Rate 9%
$349,800
Alternative Uses
Best Use
Multifamily LT 5
$449.7K
$393.5K – $524.7K
NOI $31,482 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$414.1K
$362.3K – $483.1K
NOI $28,985 @ 7.0% cap · market cap 6.23%
Theoretical Best
Hotel Hospitality
$2.71M
$2.37M – $3.16M
NOI $189,810 @ 7.0% cap · market cap 40.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
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 - Gated community fourplex with two-bedroom units, fully leased.
Where is this quadplex located?
The property is located at 1009 W Mahala Avenue Alton, TX.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: Fully leased fourplex providing immediate rental income.; Gated community offering enhanced security.; New construction (2023) minimizing potential maintenance issues.
