Four-Unit Quadplex with Tile
New
For Sale
$389,000
1816 Aruba Dr, Edinburg, TX 78541
The property offers four two-bedroom, two-bath residences with tiled floors.
Property Size3,600 SF
Price / SF$108.06
Days on Market3
Property Features for 1816 Aruba Dr
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Building Details
Year Built
2004
Buildings
1
Listing Agency:
Distinguished Properties
(956) 222-6303
Listed By:
Elena Rodriguez
Source:
Aregtx
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 10 at 9:25AM
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 Distinguished Properties
Investment Insights
Based on property information with market context.
Built in 2004, this quadplex contains four two-bedroom, two-bath units within approximately 3,600 square feet. Tile flooring is featured throughout the property, providing a consistent finish across the residences. The four-unit layout creates a straightforward multifamily configuration at 1816 Aruba Dr in Edinburg, Texas.
The property is positioned near universities, shopping, dining, and major roadways, providing access to several everyday destinations. It may be purchased individually or as part of a larger package comprising six separate quadplexes with 24 total units. This flexibility allows the asset to be considered on its own or alongside the broader portfolio offering.
The property is positioned near universities, shopping, dining, and major roadways, providing access to several everyday destinations. It may be purchased individually or as part of a larger package comprising six separate quadplexes with 24 total units. This flexibility allows the asset to be considered on its own or alongside the broader portfolio offering.
Key Highlights
- Four 2‑bedroom, 2‑bath units
- Approximately 3,600 square feet
- Built in 2004
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
$33,820
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
8.69%
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%
$676,400
$676.4K
Cap Rate 7%
$483,143
$483.1K
Cap Rate 9%
$375,778
$375.8K
Market Conditions
NOI Build-Up for 3,600 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
$49.7K $13.80/SF
− Vacancy
−$1.4K −$0.38/SF
EGI
$48.3K $13.42/SF
− OpEx
−$14.5K −$4.03/SF
NOI
$33.8K $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%
$676,400
Cap Rate 7%
$483,143
Cap Rate 9%
$375,778
Alternative Uses
Best Use
Multifamily LT 5
$483.1K
$422.8K – $563.7K
NOI $33,820 @ 7.0% cap · market cap 8.69%
Second Best
Apartment 5plus
$431.8K
$377.8K – $503.7K
NOI $30,223 @ 7.0% cap · market cap 7.77%
Theoretical Best
Office A
$934.1K
$817.4K – $1.09M
NOI $65,388 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
94
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 - The property offers four two-bedroom, two-bath residences with tiled floors.
Where is this quadplex located?
The property is located at 1816 Aruba Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bath units; Approximately 3,600 square feet; Built in 2004
