Gated
For Sale
$435,000
3605 Tinsley Avenue, Edinburg, TX 78539
Residential Income, Edinburg, TX
Property Size3,456 SF
Lot Size0.20 Acres
Price / SF$125.87
Days on Market83
Property Features for 3605 Tinsley Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
None
Security features
Security System
Patio and Porch features
Patio
Exterior features
Motorized Gate, Sprinkler System
Fencing
Privacy, Gate
Appliances
Electric Water Heater, Water Heater (In Attic), Dryer, Microwave, Refrigerator, Stove/Range, Washer
Subdivision
Monmack Landing
Lot features
Curb & Gutters, Sidewalks, Sprinkler System
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
From University Drive and Mon Mack, go South on Mon Mack to Tinsley Ave. Turn Right (west) on Tinsley. Building is on the right once you enter the complex.
Standard status
Active
APN
M566501000011300
Size
3,456 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11655
HOA Fee
$500 Annually
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2018
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
SANETI Realty Group
(956) 833-1850
Listed By:
Laura Cavazos Crounse
(956) 533-4153
Added: Jun 9
Changed: Aug 25
Last Checked: Aug 30 at 5:06PM
MLS# 498832
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 at 3605 Tinsley Avenue contains 3,456 square feet on a 0.2044-acre lot and was built in 2018. The property is fully leased, with all tenants occupying month-to-month leases. Stucco construction, a composition roof, central electric heating and cooling, and a patio are among the existing improvements.
The residence is located within a gated subdivision in Edinburg, with a motorized gate, privacy fencing, and a sprinkler system. Public water serves the property. Each unit is supported by household appliances including a refrigerator, stove/range, microwave, washer, dryer, and electric water heating equipment.
The residence is located within a gated subdivision in Edinburg, with a motorized gate, privacy fencing, and a sprinkler system. Public water serves the property. Each unit is supported by household appliances including a refrigerator, stove/range, microwave, washer, dryer, and electric water heating equipment.
Key Highlights
- Fourplex totaling 3,456 square feet
- Built in 2018 on a 0.2044‑acre lot
- Fully leased with month‑to‑month tenant agreements
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
$32,467
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
7.46%
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%
$649,340
$649.3K
Cap Rate 7%
$463,814
$463.8K
Cap Rate 9%
$360,744
$360.7K
Market Conditions
NOI Build-Up for 3,456 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
$47.7K $13.80/SF
− Vacancy
−$1.3K −$0.38/SF
EGI
$46.4K $13.42/SF
− OpEx
−$13.9K −$4.03/SF
NOI
$32.5K $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%
$649,340
Cap Rate 7%
$463,814
Cap Rate 9%
$360,744
Alternative Uses
Best Use
Multifamily LT 5
$463.8K
$405.8K – $541.1K
NOI $32,467 @ 7.0% cap · market cap 7.46%
Second Best
Apartment 5plus
$414.5K
$362.7K – $483.6K
NOI $29,014 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$896.7K
$784.7K – $1.05M
NOI $62,772 @ 7.0% cap · market cap 14.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
200
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?
Quadplex - Fully leased 2018 construction with month-to-month tenancies and central HVAC.
Where is this quadplex located?
The property is located at 3605 Tinsley Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Fourplex totaling 3,456 square feet; Built in 2018 on a 0.2044‑acre lot; Fully leased with month‑to‑month tenant agreements
