Edinburg Multifamily Investment
For Sale
$2,180,000
3523 W Sprague Street, Edinburg, TX 78539
MULTI_FAMILY - Edinburg, TX
Property Size16,498 SF
Lot Size0.57 Acres
Price / SF$132.14
Days on Market117
Property Features for 3523 W Sprague Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
22
Parking features
Garage
Appliances
Electric Water Heater, Dryer, Refrigerator, Stove/Range-Electric Coil, Washer
Subdivision
Mon Mack Estates
Lot features
Corner Lot
Elementary school
Trevino
Middle school
Longoria
High school
Vela H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Northeast corner of Sprague And Monmack.
Standard status
Active
APN
M572600000000100
Size
16,498 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
50142
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2018
Floors in Building
3
Number of units
11
Building materials
Stone, Stucco
Roof type
Flat
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: May 4
Last Checked: Aug 28 at 10:06AM
MLS# 481131
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 income-producing multifamily property is located in a prime location near schools, restaurants, and UTRGV in Edinburg, Texas. The property consists of 11 modern-contemporary townhomes featuring an open-concept layout. The units include large tile flooring, ceiling fans, and spacious kitchens with islands. Stainless steel appliances and a washer & dryer are included in each unit. Six units have 3 bedrooms and 2.5 bathrooms, while five units have 2 bedrooms and 2.5 bathrooms. The property size is 16498 square feet and the lot size is 0.573 acres.
Key Highlights
- Income‑producing property with 11 modern townhomes.
- Prime location near schools, restaurants, and UTRGV.
- Open‑concept layout with spacious kitchens and islands.
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
$138,505
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
6.35%
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%
$2,770,100
$2.8M
Cap Rate 7%
$1,978,643
$2.0M
Cap Rate 9%
$1,538,944
$1.5M
Market Conditions
NOI Build-Up for 16,498 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
$259.3K $15.72/SF
− Vacancy
−$7.5K −$0.46/SF
EGI
$251.8K $15.26/SF
− OpEx
−$113.3K −$6.87/SF
NOI
$138.5K $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%
$2,770,100
Cap Rate 7%
$1,978,643
Cap Rate 9%
$1,538,944
Alternative Uses
Best Use
Apartment 5plus
$1.98M
$1.73M – $2.31M
NOI $138,505 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.28M
$3.75M – $4.99M
NOI $299,656 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing property near UTRGV with modern townhomes.
Where is this apartment building located?
The property is located at 3523 W Sprague Street Edinburg, TX.
What is the asking price?
The asking price for this property is $2,180,000.
What are key features of this property?
This property features: Income‑producing property with 11 modern townhomes.; Prime location near schools, restaurants, and UTRGV.; Open‑concept layout with spacious kitchens and islands.
