Fourplex Residential Income
For Sale
$350,000
Mile 11, Weslaco, TX 78599
MULTI_FAMILY - Weslaco, TX
Property Size3,480 SF
Lot Size0.50 Acres
Price / SF$100.57
Days on Market51
Property Features for Mile 11
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
2
Parking features
None
Exterior features
Mature Trees
Appliances
Electric Water Heater, Refrigerator, Stove/Range-Electric Coil
Subdivision
Los Mirasoles
Lot features
Mature Trees, Sidewalks
Elementary school
North Bridge
Middle school
Mary Hoge
High school
Weslaco H.S.
Elementary school district
Weslaco ISD
Middle school district
Weslaco ISD
High school district
Weslaco ISD
Directions
drive east on the expressway. Exit on exit 158 turn left on n texas blvd. Turn right on e mile 11 n. Property will be on your left hand side.
Standard status
Active
APN
M475500000000400
Size
3,480 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5576
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2009
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Shingle
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Rosbel Ramirez
(956) 566-9595
Added: Jun 26
Changed: Jul 29
Last Checked: Aug 15 at 2:06AM
MLS# 508136
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This fourplex residential income property offers four units within a stucco exterior built in 2009. The property is described as fully leased, with four spacious units and individual utilities. The exterior includes mature trees.
The home has central heating and central air, along with a shingle roof. Each unit is equipped with an electric water heater and includes a refrigerator and electric coil stove/range. Parking is listed as none.
Set on a 0.5-acre lot in Weslaco, TX (Hidalgo County), the property is positioned for tenants seeking nearby shopping, schools, and major highways.
The home has central heating and central air, along with a shingle roof. Each unit is equipped with an electric water heater and includes a refrigerator and electric coil stove/range. Parking is listed as none.
Set on a 0.5-acre lot in Weslaco, TX (Hidalgo County), the property is positioned for tenants seeking nearby shopping, schools, and major highways.
Key Highlights
- Fourplex residential income property built in 2009
- 0.5‑acre lot
- Central heating and central air
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
$30,432
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
8.69%
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%
$608,640
$608.6K
Cap Rate 7%
$434,743
$434.7K
Cap Rate 9%
$338,133
$338.1K
Market Conditions
NOI Build-Up for 3,480 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
$48.9K $14.04/SF
− Vacancy
−$5.4K −$1.55/SF
EGI
$43.5K $12.49/SF
− OpEx
−$13.0K −$3.75/SF
NOI
$30.4K $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%
$608,640
Cap Rate 7%
$434,743
Cap Rate 9%
$338,133
Alternative Uses
Best Use
Multifamily LT 5
$434.7K
$380.4K – $507.2K
NOI $30,432 @ 7.0% cap · market cap 8.69%
Second Best
Apartment 5plus
$400.3K
$350.2K – $467.0K
NOI $28,019 @ 7.0% cap · market cap 8.01%
Theoretical Best
Hotel Hospitality
$2.62M
$2.29M – $3.06M
NOI $183,483 @ 7.0% cap · market cap 52.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 78599, TX
32,500
Population
9,945
Households
3.3
Avg Household Size
29
Median Age
16%
College-Educated
67%
High-School Grad
26.5 sq mi
ZIP Area
1,226
Density / Sq Mi
$55,939
Median Household Income
$27,841
Median Earnings
$954
Median Rent
$113,300
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 - 2009-built fourplex on a 0.5-acre lot with central HVAC and four independently equipped units.
Where is this quadplex located?
The property is located at Mile 11 Weslaco, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Fourplex residential income property built in 2009; 0.5‑acre lot; Central heating and central air
