4-Unit Multifamily
For Sale
$465,000
12610 N 33rd Ln, Edinburg, TX 78541
Gated subdivision placement with a mix of one- and three-bedroom residences.
Property Size3,520 SF
Price / SF$132.10
Days on Market11
Property Features for 12610 N 33rd Ln
General Information
Standard status
Active
Size
3,520 SF
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 1BR/1BA, 2 x 3BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$10,264
Listing Agency:
Imperio Real Estate LLC
(956) 607-8299
Listed By:
Bryanna Hernandez · License #TREC#0755547
(956) 607-8299
Source:
Exprealty
Added: Aug 1
Changed: Aug 11
Last Checked: Aug 11 at 6:44AM
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 Imperio Real Estate LLC
Investment Insights
Based on property information with market context.
This 3,520-square-foot quadplex includes four residences with two different floor plans: two 1-bedroom, 1-bathroom units and two 3-bedroom, 2-bathroom units. Each residence features an open-concept layout and high-end finishes, creating a consistent interior design across the property.
The property is located in a gated subdivision near Highway 107 and Ware Road in Edinburg. UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options are all identified nearby. The address is 12610 N 33rd Ln.
The property is located in a gated subdivision near Highway 107 and Ware Road in Edinburg. UTRGV, Texas A&M University–McAllen, IDEA Public Schools, parks, shopping centers, and dining options are all identified nearby. The address is 12610 N 33rd Ln.
Key Highlights
- Four‑unit property totaling 3,520 square feet
- Unit mix includes two 1‑bedroom, 1‑bathroom units and two 3‑bedroom, 2‑bathroom units
- Open‑concept floor plans in every unit
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
$33,068
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
7.11%
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%
$661,360
$661.4K
Cap Rate 7%
$472,400
$472.4K
Cap Rate 9%
$367,422
$367.4K
Market Conditions
NOI Build-Up for 3,520 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
$48.6K $13.80/SF
− Vacancy
−$1.3K −$0.38/SF
EGI
$47.2K $13.42/SF
− OpEx
−$14.2K −$4.03/SF
NOI
$33.1K $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%
$661,360
Cap Rate 7%
$472,400
Cap Rate 9%
$367,422
Alternative Uses
Best Use
Multifamily LT 5
$472.4K
$413.4K – $551.1K
NOI $33,068 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$422.2K
$369.4K – $492.5K
NOI $29,551 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$913.3K
$799.2K – $1.07M
NOI $63,934 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
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 - Gated subdivision placement with a mix of one- and three-bedroom residences.
Where is this quadplex located?
The property is located at 12610 N 33rd Ln Edinburg, TX.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: Four‑unit property totaling 3,520 square feet; Unit mix includes two 1‑bedroom, 1‑bathroom units and two 3‑bedroom, 2‑bathroom units; Open‑concept floor plans in every unit
