Three-Bedroom
For Sale
$285,000
511 N 85th Street, Edinburg, TX 78542
Residential Income, Edinburg, TX
Property Size2,410 SF
Lot Size0.26 Acres
Price / SF$118.26
Days on Market79
Property Features for 511 N 85th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
None
Exterior features
Sprinkler System
Fencing
Privacy
Appliances
Electric Water Heater
Subdivision
San Carlos Homesites
Lot features
Sprinkler System
Elementary school
San Carlos
Middle school
Memorial
High school
Economedes H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From 281 head east on 107. North on 85th street. Pass Highland Ave. Property will be on the left before Humphrey Ave.
Standard status
Active
APN
S055000005000500
Size
2,410 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
597
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
shared backyard
play set
Building Details
Year built
2019
Floors in Building
1
Number of units
2
Building materials
Brick
Roof type
Composition
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Ronaldo (Ronnie) Esparza
(956) 777-8859
Added: Jun 16
Changed: Aug 27
Last Checked: Sep 2 at 6:06AM
MLS# 507332
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 2019, this duplex contains 2,410 square feet across two residences, with each offering three bedrooms, two bathrooms, and more than 1,200 square feet of living space. The interiors include porcelain tile, granite counters, plantation shutters, and open-concept floor plans. A shared backyard includes a Rainbow play set, while privacy fencing, brick construction, central heating, and central air add to the property’s physical features. Public water service and an electric water heater are also in place.
The property sits on a 0.264-acre lot at 511 N 85th Street in Edinburg, with access to Highway 107. Bordertown Market, Stripes, Little Caesars, and additional shopping and dining businesses are nearby. Both units are currently occupied, providing a fully leased two-unit configuration.
The property sits on a 0.264-acre lot at 511 N 85th Street in Edinburg, with access to Highway 107. Bordertown Market, Stripes, Little Caesars, and additional shopping and dining businesses are nearby. Both units are currently occupied, providing a fully leased two-unit configuration.
Key Highlights
- 2,410‑square‑foot duplex built in 2019
- Two units, each with 3 bedrooms, 2 bathrooms, and approximately over 1,200 square feet
- Currently 100% occupied
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
$22,640
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
7.94%
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%
$452,800
$452.8K
Cap Rate 7%
$323,429
$323.4K
Cap Rate 9%
$251,556
$251.6K
Market Conditions
NOI Build-Up for 2,410 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
$33.3K $13.80/SF
− Vacancy
−$915 −$0.38/SF
EGI
$32.3K $13.42/SF
− OpEx
−$9.7K −$4.03/SF
NOI
$22.6K $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%
$452,800
Cap Rate 7%
$323,429
Cap Rate 9%
$251,556
Alternative Uses
Best Use
Multifamily LT 5
$323.4K
$283.0K – $377.3K
NOI $22,640 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$289.0K
$252.9K – $337.2K
NOI $20,233 @ 7.0% cap · market cap 7.10%
Theoretical Best
Office A
$625.3K
$547.2K – $729.6K
NOI $43,773 @ 7.0% cap · market cap 15.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
136
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer open layouts, durable finishes, and access to a shared fenced backyard.
Where is this duplex located?
The property is located at 511 N 85th Street Edinburg, TX.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: 2,410‑square‑foot duplex built in 2019; Two units, each with 3 bedrooms, 2 bathrooms, and approximately over 1,200 square feet; Currently 100% occupied
