4-Unit Quadplex with
New
For Sale
$449,999
1805 Cari Nicole Avenue, Edinburg, TX 78541
Residential Income, Edinburg, TX
Property Size3,780 SF
Lot Size0.22 Acres
Price / SF$119.05
Days on Market2
Property Features for 1805 Cari Nicole Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Fencing
Privacy
Appliances
Electric Water Heater, Refrigerator, Stove/Range-Electric Smooth
Subdivision
Monmack Place Ph I
Elementary school
Zapata
Middle school
B.L. Garza
High school
Edinburg North H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Continue on N Hoehn Dr. Take W Schunior St, N 10th St/Trooper Moises Sanchez Blvd and W Chapin St to Cari Nicole Ave
Standard status
Active
APN
M571501000002000
Size
3,780 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8889
HOA Fee
$204 Annually
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
granite countertops
tile flooring
appliances
fenced backyard
Building Details
Year built
2022
Floors in Building
1
Number of units
10
Building materials
Brick, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX elite · RE/MAX International
(956) 583-2100
Listed By:
Brenda Martinez · License #685751
(956) 331-6102
Added: Sep 24
Last Checked: Sep 25 at 3:06PM
MLS# 456143
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.
Completed in 2022, this 3,780-square-foot quadplex contains four units: one with 1 bedroom and 1 bath, two with 2 bedrooms and 2 baths each, and one with 3 bedrooms and 2 baths. Granite countertops, tile flooring, and appliances are provided in each residence. The property also includes privacy fencing and 8 carport spaces on a 0.2167-acre lot.
The property is in Edinburg near UTRGV, restaurants, shopping, and major roadways. Brick and stucco construction, a shingle roof, central electric heating, and central air conditioning complete the building features.
The property is in Edinburg near UTRGV, restaurants, shopping, and major roadways. Brick and stucco construction, a shingle roof, central electric heating, and central air conditioning complete the building features.
Key Highlights
- Four units with a 1‑bedroom/1‑bath, two 2‑bedroom/2‑bath, and a 3‑bedroom/2‑bath layout
- 3,780 square feet; built in 2022
- 8 carport spaces on a 0.2167‑acre lot
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
$35,511
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
7.89%
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%
$710,220
$710.2K
Cap Rate 7%
$507,300
$507.3K
Cap Rate 9%
$394,567
$394.6K
Market Conditions
NOI Build-Up for 3,780 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
$52.2K $13.80/SF
− Vacancy
−$1.4K −$0.38/SF
EGI
$50.7K $13.42/SF
− OpEx
−$15.2K −$4.03/SF
NOI
$35.5K $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%
$710,220
Cap Rate 7%
$507,300
Cap Rate 9%
$394,567
Alternative Uses
Best Use
Multifamily LT 5
$507.3K
$443.9K – $591.9K
NOI $35,511 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$453.3K
$396.7K – $528.9K
NOI $31,734 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$980.8K
$858.2K – $1.14M
NOI $68,657 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
40
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residences offer private fenced backyard access, contemporary finishes, and a varied bedroom mix.
Where is this quadplex located?
The property is located at 1805 Cari Nicole Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Four units with a 1‑bedroom/1‑bath, two 2‑bedroom/2‑bath, and a 3‑bedroom/2‑bath layout; 3,780 square feet; built in 2022; 8 carport spaces on a 0.2167‑acre lot
