Four-Unit Multifamily Income
For Sale
$460,000
4013 Whitewing Ave, Edinburg, TX 78539
Four-unit multifamily building offers a straightforward residential income setup in Edinburg, Texas.
Property Size3,930 SF
Price / SF$117.05
Days on Market94
Property Features for 4013 Whitewing Ave
General Information
Standard status
Active
Size
3,930 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
2019
Tenancy
Multi
Listing Agency:
Global Realty
Listed By:
Dean Chan
(956) 627-3662
Source:
Aregtx
Added: Jun 17
Changed: Sep 6
Last Checked: Sep 17 at 5:47AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Global Realty
Investment Insights
Based on property information with market context.
This is a for-sale four-unit multifamily property totaling 3,930 SF. The building is configured as a quadplex, providing four separate residential units under one ownership structure.
Located at 4013 Whitewing Ave in Edinburg, Texas, the property is positioned for buyers looking to acquire a small residential income asset. As a compact multifamily, it can appeal to operators who prefer managing fewer units compared with larger apartment communities.
For tenants, a four-unit building can offer a more manageable living environment than larger complexes, while still providing the independent apartment setup that multifamily residents typically look for. For buyers and investors, this quadplex format supports a direct approach to residential income ownership, with four units contributing to overall occupancy potential. The property’s listed unit count and total building size provide a clear baseline for underwriting and planning, whether you’re evaluating an owner-operator strategy or an income-focused acquisition.
Located at 4013 Whitewing Ave in Edinburg, Texas, the property is positioned for buyers looking to acquire a small residential income asset. As a compact multifamily, it can appeal to operators who prefer managing fewer units compared with larger apartment communities.
For tenants, a four-unit building can offer a more manageable living environment than larger complexes, while still providing the independent apartment setup that multifamily residents typically look for. For buyers and investors, this quadplex format supports a direct approach to residential income ownership, with four units contributing to overall occupancy potential. The property’s listed unit count and total building size provide a clear baseline for underwriting and planning, whether you’re evaluating an owner-operator strategy or an income-focused acquisition.
Key Highlights
- 2019‑built four‑unit multifamily building
- 4 units total
- 3,930 SF building size
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
$36,920
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
8.03%
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%
$738,400
$738.4K
Cap Rate 7%
$527,429
$527.4K
Cap Rate 9%
$410,222
$410.2K
Market Conditions
NOI Build-Up for 3,930 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
$54.2K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$52.7K $13.42/SF
− OpEx
−$15.8K −$4.03/SF
NOI
$36.9K $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%
$738,400
Cap Rate 7%
$527,429
Cap Rate 9%
$410,222
Alternative Uses
Best Use
Multifamily LT 5
$527.4K
$461.5K – $615.3K
NOI $36,920 @ 7.0% cap · market cap 8.03%
Second Best
Apartment 5plus
$471.3K
$412.4K – $549.9K
NOI $32,993 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$1.02M
$892.3K – $1.19M
NOI $71,381 @ 7.0% cap · market cap 15.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
369
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit multifamily building offers a straightforward residential income setup in Edinburg, Texas.
Where is this quadplex located?
The property is located at 4013 Whitewing Ave Edinburg, TX.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: 2019‑built four‑unit multifamily building; 4 units total; 3,930 SF building size
