Fully Leased Fourplex with Private
For Sale
$475,000
3613 Whitewing Avenue, Edinburg, TX 78539
MULTI_FAMILY - Edinburg, TX
Property Size4,200 SF
Lot Size0.26 Acres
Price / SF$113.10
Days on Market158
Property Features for 3613 Whitewing Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
Other
Patio and Porch features
Patio
Exterior features
Sprinkler System
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Sprague Village
Lot features
Cul-De-Sac, Curb & Gutters, Sidewalks
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 McCroll Rd, head west on Sprague Rd. Make right on Reynolds Ave. Property will be at the end street as it intersects with Whitewing Ave.
Standard status
Active
APN
S544300000011600
Size
4,200 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10397
HOA Fee
$700 Annually
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
private patios
essential appliances
Building Details
Year built
2019
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
Key Realty
(956) 627-7552
Listed By:
Preshina Samtani · License #617748
(956) 460-7763
Added: Mar 25
Changed: Jul 30
Last Checked: Aug 29 at 9:06AM
MLS# 498394
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 fully leased fourplex includes four rental units with a diversified layout: one 1-bedroom, 1-bath unit; one 2-bedroom, 2-bath unit; and two 3-bedroom, 2-bath units. Each unit is equipped with essential appliances including a stove/range-electric smooth, refrigerator, microwave, washer, and dryer. Units also feature private patios, with the 3-bedroom units offering expansive L-shaped patios.
Built in 2019, the property totals 4,200 square feet on a 0.2585-acre lot. Exterior features include a sprinkler system, and construction is stucco with a composition roof. Heating is electric and central, and cooling is electric with central air. Water is provided by public source.
The combination of a complete unit mix, in-unit appliances, and private outdoor space supports straightforward tenant use across all four homes.
Built in 2019, the property totals 4,200 square feet on a 0.2585-acre lot. Exterior features include a sprinkler system, and construction is stucco with a composition roof. Heating is electric and central, and cooling is electric with central air. Water is provided by public source.
The combination of a complete unit mix, in-unit appliances, and private outdoor space supports straightforward tenant use across all four homes.
Key Highlights
- Fully leased fourplex with one 1‑bedroom, one 2‑bedroom, and two 3‑bedroom units
- Private patios in every unit, with 3‑bedroom units featuring expansive L‑shaped patios
- Built in 2019 with stucco construction and a composition roof
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
$39,456
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
8.31%
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%
$789,120
$789.1K
Cap Rate 7%
$563,657
$563.7K
Cap Rate 9%
$438,400
$438.4K
Market Conditions
NOI Build-Up for 4,200 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
$58.0K $13.80/SF
− Vacancy
−$1.6K −$0.38/SF
EGI
$56.4K $13.42/SF
− OpEx
−$16.9K −$4.03/SF
NOI
$39.5K $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%
$789,120
Cap Rate 7%
$563,657
Cap Rate 9%
$438,400
Alternative Uses
Best Use
Multifamily LT 5
$563.7K
$493.2K – $657.6K
NOI $39,456 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$503.7K
$440.8K – $587.7K
NOI $35,260 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$1.09M
$953.6K – $1.27M
NOI $76,285 @ 7.0% cap · market cap 16.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
308
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully leased fourplex with private patios and a unit mix of one 1-bedroom, one 2-bedroom, and two 3-bedroom homes.
Where is this quadplex located?
The property is located at 3613 Whitewing Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Fully leased fourplex with one 1‑bedroom, one 2‑bedroom, and two 3‑bedroom units; Private patios in every unit, with 3‑bedroom units featuring expansive L‑shaped patios; Built in 2019 with stucco construction and a composition roof
