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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Apartment buildings
5600 Nightingale Ave Mcallen, TX
Entity Owned
2-yr Hold
Free & Clear
Property ID
US83-3283040
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2020
Total area
7,650 SF
Lot
0.57 ac (24,868 SF)
APN
L3386-00-000-0012-00
UPID
US83-3283040
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Viva Luxury Apartments on Shary Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$660k
Owner & transaction history
Texas Hauz & Real Estate LLC · 2 yrs held
Texas Hauz & Real Estate LLC
since 2023
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+163.5%
Office building
$850,000
+107.8%
Commercial (general)
$820,000
+100.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Mcallen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mcallen submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$410,000
Current use
AUTO REPAIR, GARAGE
$1,080,000
Change: +164% · Conversion: Difficult
OFFICE BUILDING
$850,000
Change: +108% · Conversion: Moderate
COMMERCIAL (GENERAL)
$820,000
Change: +101% · Conversion: Moderate
MEDICAL BUILDING
$800,000
Change: +96% · Conversion: Moderate
RESTAURANT
$795,000
Change: +94% · Conversion: Difficult
WAREHOUSE, STORAGE
$740,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$705,000
Change: +73% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$86 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$16,216
Tax year 2022
Assessed value
$800,000
Assessed 2023
Previous assessed
$800,000
+0.0% YoY
Effective rate
2.03%
On assessed value
Assessed land
$205,153
Assessed improvement
$594,847
Land market value
$205,153
Improvement market value
$594,847
Total market value
$800,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2020
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
8
Total area
7,650 SF
Lot
0.57 ac (24,868 SF)
APN
L3386-00-000-0012-00
UPID
US83-3283040
Jurisdiction
HIDALGO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$410,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$820,000
MEDICAL BUILDING
Est. value
$800,000
RESTAURANT
Est. value
$795,000
WAREHOUSE, STORAGE
Est. value
$740,000
RETAIL STORES
Est. value
$705,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
WAREHOUSE, STORAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2020
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
8
Lot
0.57 ac
Current owner
From public records · entity-resolved
Texas Hauz & Real Estate LLC
Entity
Free & Clear · 2 yrs held
Mailing address
603 RIC MAR ST, EDINBURG, TX 78541-9372
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2023
—
Texas Hauz & Real Estate LLC
Viva Texas Fund I LLC
Warranty Deed
—
Feb 8, 2021
—
Viva Texas Fund I LLC
Kerria Square Development LLC
Venders Lien
$562,500 · Texas Regional Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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