Fully Leased Four-Plex
For Sale
$389,500
6910 Venus Drive, Edinburg, TX 78542
MULTI_FAMILY - Edinburg, TX
Property Size3,350 SF
Lot Size0.50 Acres
Price / SF$116.27
Days on Market88
Property Features for 6910 Venus Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
Other
Exterior features
Mature Trees
Appliances
Electric Water Heater, Dryer, Refrigerator, Stove/Range, Washer
Subdivision
Sevilla
Lot features
Curb & Gutters
Elementary school
Esparza
Middle school
Barrientes
High school
Edinburg H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Starting at Trenton Road and Tower Road, turn left on Tower Road (north) then take the next right (east) Venus Dr. will be on the right-hand side of the road. 4-plex is on the right-hand side of Venus Dr.
Standard status
Active
APN
S254200000001400
Size
3,350 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
6777
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2004
Floors in Building
1
Number of units
4
Building materials
Brick
Roof type
Shingle
Listing Agency:
Equity Assets Realty
(956) 369-0899
Listed By:
Shawna R. Abrego-Ruiz
(956) 648-0779
Added: May 28
Changed: Jul 29
Last Checked: Aug 23 at 11:06AM
MLS# 478757
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.
Fully leased four-plex on a 0.5-acre lot in Edinburg, TX. The property is brick construction with central heating and central air. Roof shingles were installed in 2021. HVAC and appliances were installed in 2019 or newer, supporting day-to-day comfort across the units. Interior features mentioned include ceiling fans and tile flooring, along with well-regarded floorplan layouts.
The unit amenities list includes an electric water heater, dryer, refrigerator, stove/range, and washer. Exterior features include mature trees.
Built in 2004, this 4-plex totals 3,350 square feet and is presented as fully leased with tenants in good standing.
The unit amenities list includes an electric water heater, dryer, refrigerator, stove/range, and washer. Exterior features include mature trees.
Built in 2004, this 4-plex totals 3,350 square feet and is presented as fully leased with tenants in good standing.
Key Highlights
- Fully leased four‑plex on a 0.5‑acre lot
- Roof shingles installed in 2021
- HVAC and appliances installed in 2019 or newer
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
$31,471
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
8.08%
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%
$629,420
$629.4K
Cap Rate 7%
$449,586
$449.6K
Cap Rate 9%
$349,678
$349.7K
Market Conditions
NOI Build-Up for 3,350 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
$46.2K $13.80/SF
− Vacancy
−$1.3K −$0.38/SF
EGI
$45.0K $13.42/SF
− OpEx
−$13.5K −$4.03/SF
NOI
$31.5K $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%
$629,420
Cap Rate 7%
$449,586
Cap Rate 9%
$349,678
Alternative Uses
Best Use
Multifamily LT 5
$449.6K
$393.4K – $524.5K
NOI $31,471 @ 7.0% cap · market cap 8.08%
Second Best
Apartment 5plus
$401.8K
$351.6K – $468.7K
NOI $28,124 @ 7.0% cap · market cap 7.22%
Theoretical Best
Office A
$869.2K
$760.6K – $1.01M
NOI $60,847 @ 7.0% cap · market cap 15.62%
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
24
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Fully leased four-plex with central HVAC and central air, newer HVAC and appliances, and a roof installed in 2021.
Where is this quadplex located?
The property is located at 6910 Venus Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $389,500.
What are key features of this property?
This property features: Fully leased four‑plex on a 0.5‑acre lot; Roof shingles installed in 2021; HVAC and appliances installed in 2019 or newer
