Four-Unit Quadplex with Mixed
For Sale
$475,000
409 Downing Avenue, Edinburg, TX 78539
MULTI_FAMILY - Edinburg, TX
Property Size4,080 SF
Lot Size0.23 Acres
Price / SF$116.42
Days on Market12
Property Features for 409 Downing Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
None
Patio and Porch features
Patio
Exterior features
Sprinkler System
Fencing
Privacy
Appliances
Electric Water Heater, Smooth Electric Cooktop, Dryer, Microwave, Refrigerator, Washer
Subdivision
Mon Mack Landing
Lot features
Alley, 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
Heading north on 10t St, make a right on Sprague St. Left on Mon Mack Rd. Left on Garfield Ave. Right on Downing Ave.
Standard status
Active
APN
M566501000005800
Size
4,080 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
9991
HOA Fee
$500 Annually
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2017
Number of units
4
Building materials
Stone, Stucco
Roof type
Shingle
Listing Agency:
Key Realty
(956) 627-7552
Listed By:
Preshina Samtani · License #617748
(956) 460-7763
Added: Aug 18
Last Checked: Aug 29 at 1:06PM
MLS# 512999
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 4,080-square-foot quadplex in Edinburg contains four separate residences with a balanced configuration: two units provide three bedrooms and two bathrooms each, while the remaining two include two bedrooms and two bathrooms each. Tile flooring runs throughout the units, and the appliance package includes refrigerators, smooth electric cooktops, microwaves, washers, and dryers. Central electric heating and central air conditioning serve the property. Constructed in 2017, the building combines stone and stucco exterior materials with a shingle roof, public water service, and privacy fencing. Each residence also has a patio, while the site includes a sprinkler system. The property occupies 0.2314 acres at 409 Downing Avenue in Edinburg, Texas.
Key Highlights
- 4,080‑square‑foot quadplex on a 0.2314‑acre site
- Unit mix includes two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units
- Built in 2017 with stone and stucco exterior construction
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
$38,329
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
8.07%
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%
$766,580
$766.6K
Cap Rate 7%
$547,557
$547.6K
Cap Rate 9%
$425,878
$425.9K
Market Conditions
NOI Build-Up for 4,080 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
$56.3K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$54.8K $13.42/SF
− OpEx
−$16.4K −$4.03/SF
NOI
$38.3K $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%
$766,580
Cap Rate 7%
$547,557
Cap Rate 9%
$425,878
Alternative Uses
Best Use
Multifamily LT 5
$547.6K
$479.1K – $638.8K
NOI $38,329 @ 7.0% cap · market cap 8.07%
Second Best
Apartment 5plus
$489.3K
$428.2K – $570.9K
NOI $34,253 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$1.06M
$926.3K – $1.24M
NOI $74,106 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
239
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 - Four residences offer tile flooring, complete appliance packages, patios, and privacy fencing in a 2017 multifamily property.
Where is this quadplex located?
The property is located at 409 Downing 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: 4,080‑square‑foot quadplex on a 0.2314‑acre site; Unit mix includes two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units; Built in 2017 with stone and stucco exterior construction
