Gated Quadplex with Updated
For Sale
$520,000
2801 Sabercat Avenue, Edinburg, TX 78542
Residential Income, Edinburg, TX
Property Size3,932 SF
Lot Size0.27 Acres
Price / SF$132.25
Days on Market95
Property Features for 2801 Sabercat Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
None
Patio and Porch features
Patio
Exterior features
Mature Trees
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
The Reserve At Canton
Lot features
Corner Lot, Curb & Gutters, Mature Trees, Sidewalks
Elementary school
Travis
Middle school
Barrientes
High school
Edinburg H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Driving from South 281 head north, exit on to Canton Rd and Veterans Blvd. Drive one mile east on Canton, Sabercat Ave will be to the right/south side.
Standard status
Active
APN
R205900003000100
Size
3,932 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
8862
HOA Fee
$650 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
washer and dryer
gated community
Building Details
Year built
2018
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
Dolce Vita Realty
(956) 322-8478
Listed By:
Nitza Alvarez · License #798834
(956) 320-1259
Added: Jun 8
Changed: Aug 31
Last Checked: Sep 10 at 12:06PM
MLS# 491963
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.
Built in 2018, this 3,932-square-foot quadplex contains four spacious two-bedroom, two-bath units. Interior features include granite countertops, decorative high ceilings, tile flooring, and stainless steel appliances. Each unit includes a refrigerator, electric stove and oven, microwave, washer, and dryer. Central heating and central air serve the property, while stucco construction, a composition roof, patios, and mature trees add to the physical improvements.
The property occupies 0.2654 acres within The Reserve off Canton, a secure gated community with an HOA. Three units are leased, and the property is located minutes from UTRGV Vaquero Stadium, Edinburg Municipal Park, Walmart, shops, restaurants, and the development near Raul Longoria and Canton.
The property occupies 0.2654 acres within The Reserve off Canton, a secure gated community with an HOA. Three units are leased, and the property is located minutes from UTRGV Vaquero Stadium, Edinburg Municipal Park, Walmart, shops, restaurants, and the development near Raul Longoria and Canton.
Key Highlights
- 3,932‑square‑foot quadplex built in 2018
- Four two‑bedroom, two‑bath units
- Three units leased
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
$36,939
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
7.10%
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%
$738,780
$738.8K
Cap Rate 7%
$527,700
$527.7K
Cap Rate 9%
$410,433
$410.4K
Market Conditions
NOI Build-Up for 3,932 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
$54.3K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$52.8K $13.42/SF
− OpEx
−$15.8K −$4.03/SF
NOI
$36.9K $9.39/SF
Area
Edinburg, TX
Vacancy
2.75%
Lease Rate
$13.80 /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%
$738,780
Cap Rate 7%
$527,700
Cap Rate 9%
$410,433
Alternative Uses
Best Use
Multifamily LT 5
$527.7K
$461.7K – $615.7K
NOI $36,939 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$471.6K
$412.6K – $550.2K
NOI $33,010 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$1.02M
$892.7K – $1.19M
NOI $71,418 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
74
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained four-unit property with two-bedroom layouts, included appliances, and controlled community access.
Where is this quadplex located?
The property is located at 2801 Sabercat Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 3,932‑square‑foot quadplex built in 2018; Four two‑bedroom, two‑bath units; Three units leased
