Brick Four-Plex with Updated
For Sale
$410,000
1416 LeAnn Rimes, Edinburg, TX 78542
MULTI_FAMILY - Edinburg, TX
Property Size3,552 SF
Lot Size0.29 Acres
Price / SF$115.43
Days on Market66
Property Features for 1416 LeAnn Rimes
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
8
Parking features
Garage
Fencing
Privacy
Appliances
Electric Water Heater, Dishwasher, Dryer, Refrigerator, Stove/Range, Washer
Subdivision
Stonny Brook Ph 2
Lot features
Curb & Gutters, Sidewalks
Elementary school
Escandon
Middle school
Lincoln
High school
Edinburg North H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From Expressway 281 head east on Trenton. Turn left onto Veterans. Turn right onto Leann Rimes. The property will be on the right.
Standard status
Active
APN
S645601000009A00
Size
3,552 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
10340
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
carport
Building Details
Year built
2015
Floors in Building
1
Number of units
4
Building materials
Brick, Stone
Roof type
Shingle
Listing Agency:
Equity Assets Realty
(956) 369-0899
Listed By:
Eugenia Morales · License #801066604
(956) 802-3375
Added: Jun 29
Changed: Aug 13
Last Checked: Sep 2 at 6:06AM
MLS# 474905
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.
Brick four-plex on a 0.2852-acre lot, built in 2015, offering 3,552 SF of residential income space. The property consists of four units: two units have 3 beds and 2 baths, and two units have 2 beds and 2 baths. Each unit includes a living room, dining room, and a master suite with a separate shower.
Interiors feature tile floors throughout and updated kitchens with granite countertops. Kitchen appliances include a microwave, refrigerator, and electric range, and each unit has an in-unit washer and dryer. Heating is electric, with central heating and central air conditioning.
Parking is provided via a large carport in the back with enough spots for 2 spaces per unit. Each unit has its own electric meter, while water is shared through a shared water meter. The property is served by public water, and it has a shingle roof and brick and stone construction.
Interiors feature tile floors throughout and updated kitchens with granite countertops. Kitchen appliances include a microwave, refrigerator, and electric range, and each unit has an in-unit washer and dryer. Heating is electric, with central heating and central air conditioning.
Parking is provided via a large carport in the back with enough spots for 2 spaces per unit. Each unit has its own electric meter, while water is shared through a shared water meter. The property is served by public water, and it has a shingle roof and brick and stone construction.
Key Highlights
- 3,552 SF brick four‑plex on 0.2852‑acre lot
- Two units: 3 beds/2 baths; two units: 2 beds/2 baths
- Updated kitchens with granite countertops plus microwave and refrigerator
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
$33,369
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
8.14%
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%
$667,380
$667.4K
Cap Rate 7%
$476,700
$476.7K
Cap Rate 9%
$370,767
$370.8K
Market Conditions
NOI Build-Up for 3,552 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
$49.0K $13.80/SF
− Vacancy
−$1.3K −$0.38/SF
EGI
$47.7K $13.42/SF
− OpEx
−$14.3K −$4.03/SF
NOI
$33.4K $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%
$667,380
Cap Rate 7%
$476,700
Cap Rate 9%
$370,767
Alternative Uses
Best Use
Multifamily LT 5
$476.7K
$417.1K – $556.2K
NOI $33,369 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$426.0K
$372.8K – $497.0K
NOI $29,820 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$921.7K
$806.5K – $1.08M
NOI $64,516 @ 7.0% cap · market cap 15.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
172
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?
Quadplex - Brick four-plex built in 2015 with updated kitchens, central HVAC, and multiple parking spots per unit.
Where is this quadplex located?
The property is located at 1416 LeAnn Rimes Edinburg, TX.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 3,552 SF brick four‑plex on 0.2852‑acre lot; Two units: 3 beds/2 baths; two units: 2 beds/2 baths; Updated kitchens with granite countertops plus microwave and refrigerator
