Quadplex with Garage
For Sale
$392,000
2118 Aruba Drive, Edinburg, TX 78542
Residential Income, Edinburg, TX
Property Size4,020 SF
Lot Size0.26 Acres
Price / SF$97.51
Days on Market151
Property Features for 2118 Aruba Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
Garage
Fencing
Privacy
Appliances
Electric Water Heater, No Conveying Appliances
Subdivision
Paradise Estates
Lot features
Corner Lot
Elementary school
Trevino
Middle school
Garza
High school
Edinburg North H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Drive north on McColl crossing 107, Schunior, Chapin. On Russell Rd. turn right and on Aruba Dr. turn right. Buildings are located on left hand side. It is a corner lot.
Standard status
Active
APN
P323500000005600
Size
4,020 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8294
HOA Fee
$300 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
4
Building materials
Brick
Roof type
Composition
Listing Agency:
RE/MAX elite · RE/MAX International
(956) 583-2100
Listed By:
Yanett Rodriguez · License #695607
(956) 522-8213
Added: Apr 15
Changed: Sep 4
Last Checked: Sep 12 at 7:06AM
MLS# 492267
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 four-unit residential income property contains 4,020 square feet on a 0.2605-acre lot at 2118 Aruba Drive in Edinburg, Texas. Built in 2005, the brick building includes central heating, central air conditioning, garage parking, privacy fencing, a composition roof, and public water service. The property is fully occupied and configured as a quadplex.
Located in the 78542 postal area of Edinburg, the property offers an established multifamily format with four residential units and existing physical improvements. Its construction and utility features provide a straightforward operating profile for a residential income property.
Located in the 78542 postal area of Edinburg, the property offers an established multifamily format with four residential units and existing physical improvements. Its construction and utility features provide a straightforward operating profile for a residential income property.
Key Highlights
- Four‑unit quadplex with 4,020 square feet of building area
- Fully occupied residential income property
- 0.2605‑acre lot in Edinburg, TX 78542
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
$33,749
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
8.61%
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%
$674,980
$675.0K
Cap Rate 7%
$482,129
$482.1K
Cap Rate 9%
$374,989
$375.0K
Market Conditions
NOI Build-Up for 4,020 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
$63.2K $15.72/SF
− Vacancy
−$1.8K −$0.46/SF
EGI
$61.4K $15.26/SF
− OpEx
−$27.6K −$6.87/SF
NOI
$33.7K $8.40/SF
Area
Edinburg, TX
Vacancy
2.90%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$674,980
Cap Rate 7%
$482,129
Cap Rate 9%
$374,989
Alternative Uses
Best Use
Multifamily LT 5
$539.5K
$472.1K – $629.4K
NOI $37,765 @ 7.0% cap · market cap 9.63%
Second Best
Apartment 5plus
$482.1K
$421.9K – $562.5K
NOI $33,749 @ 7.0% cap · market cap 8.61%
Theoretical Best
Office A
$1.04M
$912.7K – $1.22M
NOI $73,016 @ 7.0% cap · market cap 18.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 78542, TX
84,678
Population
25,198
Households
3.4
Avg Household Size
28
Median Age
13%
College-Educated
64%
High-School Grad
176.0 sq mi
ZIP Area
481
Density / Sq Mi
$52,962
Median Household Income
$30,377
Median Earnings
$876
Median Rent
$123,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 occupied multifamily property in Edinburg with central heating and air conditioning.
Where is this quadplex located?
The property is located at 2118 Aruba Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $392,000.
What are key features of this property?
This property features: Four‑unit quadplex with 4,020 square feet of building area; Fully occupied residential income property; 0.2605‑acre lot in Edinburg, TX 78542
