New Four-Plex in
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2805 E Israel Avenue, Alton, TX 78572
Fully leased four-plex with modern three-bedroom units.
Property Size4,319 SF
Price / SF$125.01
Days on Market1022
Property Features for 2805 E Israel Avenue
General Information
Standard status
Active
Size
4,319 SF
Total Parking Spaces
2
Property subtype
Multifamily
Building Details
Year Built
2023
Buildings
2
Units
4
Listing Agency:
Coldwell Banker La Mansion
Listed By:
Cesar Felix · License #TX 718499
Source:
Crexi
Added: Nov 11, 2023
Changed: Aug 28
Last Checked: Jul 22 at 9:11AM
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 Coldwell Banker La Mansion
Investment Insights
Based on property information with market context.
This is a fully leased, brand-new four-plex property located in the new Sunterra subdivision. This modern residential building consists of four individual units, each featuring a spacious layout with three bedrooms and two bathrooms. It is suitable for families or individuals seeking ample living space. The property is located in a desirable and convenient neighborhood, with easy access to essential amenities, schools, shopping centers, and recreational facilities. This location offers a balanced lifestyle between urban convenience and residential tranquility. The four-plex, with its uniform three-bedroom, two-bathroom layout and included stainless steel appliances, presents an excellent chance to acquire a high-quality property with great potential. The property size is 4319 square feet.
Key Highlights
- Fully leased four‑plex providing immediate rental income.
- Brand new construction (2023) in the Sunterra subdivision.
- Each unit features a spacious 3‑bedroom, 2‑bathroom layout.
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
$37,769
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
7.00%
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%
$755,380
$755.4K
Cap Rate 7%
$539,557
$539.6K
Cap Rate 9%
$419,656
$419.7K
Market Conditions
NOI Build-Up for 4,319 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
$60.6K $14.04/SF
− Vacancy
−$6.7K −$1.55/SF
EGI
$54.0K $12.49/SF
− OpEx
−$16.2K −$3.75/SF
NOI
$37.8K $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%
$755,380
Cap Rate 7%
$539,557
Cap Rate 9%
$419,656
Alternative Uses
Best Use
Multifamily LT 5
$539.6K
$472.1K – $629.5K
NOI $37,769 @ 7.0% cap · market cap 7.00%
Second Best
Apartment 5plus
$496.8K
$434.7K – $579.6K
NOI $34,774 @ 7.0% cap · market cap 6.44%
Theoretical Best
Hotel Hospitality
$3.25M
$2.85M – $3.80M
NOI $227,719 @ 7.0% cap · market cap 42.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Explore this area
Business Placement
Demographics for 78572, TX
78,280
Population
32,696
Households
2.4
Avg Household Size
36
Median Age
25%
College-Educated
75%
High-School Grad
53.7 sq mi
ZIP Area
1,458
Density / Sq Mi
$54,029
Median Household Income
$30,004
Median Earnings
$900
Median Rent
$121,900
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 - Fully leased four-plex with modern three-bedroom units.
Where is this quadplex located?
The property is located at 2805 E Israel Avenue Alton, TX.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Fully leased four‑plex providing immediate rental income.; Brand new construction (2023) in the Sunterra subdivision.; Each unit features a spacious **3‑bedroom, 2‑bathroom layout**.
