Turn-Key Duplex with Separate
For Sale
$260,000
2010 Cypress Drive, Edinburg, TX 78589
MULTI_FAMILY - Edinburg, TX
Property Size2,286 SF
Lot Size0.26 Acres
Price / SF$113.74
Days on Market64
Property Features for 2010 Cypress Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
4
Parking features
None
Exterior features
Mature Trees
Fencing
Chain Link
Appliances
Electric Water Heater, No Conveying Appliances
Subdivision
Iowa Estates
Lot features
Cul-De-Sac
Elementary school
Cano-Gonzales
Middle school
Barrientes
High school
Vela H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From I-69C/US-281 Southbound: Take the exit toward TX-336 Loop/Canton Rd. Merge onto South Interstate Highway 69C Service Rd and continue north. Turn left onto E Canton Rd (Loop 336). Turn right onto S 25th Ave. Turn right onto Cypress Dr. The destination will be on your left.
Standard status
Active
APN
I700000000002600
Size
2,286 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7591
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
2000
Floors in Building
1
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Deborah Agyekum-Bimpong
(956) 530-7922
Added: Jun 30
Changed: Jul 29
Last Checked: Sep 1 at 7:06AM
MLS# 508455
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.
Turn-key duplex at 2010 Cypress Drive featuring two separate units. Each unit includes three bedrooms and one bathroom, and the property has completely separate water and electric meters for each side.
The building is constructed with block materials and was built in 2000. Electric heating and electric cooling are in place, with a shingle roof and chain link fencing. The property sits on a 0.2584-acre lot and totals 2,286 square feet. Exterior features include mature trees, and parking is listed as none.
Household appliances are not being conveyed, and an electric water heater is noted. The information provided also describes the duplex as newly remodeled and ready for immediate occupancy.
The building is constructed with block materials and was built in 2000. Electric heating and electric cooling are in place, with a shingle roof and chain link fencing. The property sits on a 0.2584-acre lot and totals 2,286 square feet. Exterior features include mature trees, and parking is listed as none.
Household appliances are not being conveyed, and an electric water heater is noted. The information provided also describes the duplex as newly remodeled and ready for immediate occupancy.
Key Highlights
- Two separate units, each with three bedrooms and one bathroom
- Completely separate water and electric meters for each side
- 2,286 SF duplex on a 0.2584‑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
$21,475
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
8.26%
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%
$429,500
$429.5K
Cap Rate 7%
$306,786
$306.8K
Cap Rate 9%
$238,611
$238.6K
Market Conditions
NOI Build-Up for 2,286 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
$31.5K $13.80/SF
− Vacancy
−$868 −$0.38/SF
EGI
$30.7K $13.42/SF
− OpEx
−$9.2K −$4.03/SF
NOI
$21.5K $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%
$429,500
Cap Rate 7%
$306,786
Cap Rate 9%
$238,611
Alternative Uses
Best Use
Multifamily LT 5
$306.8K
$268.4K – $357.9K
NOI $21,475 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$274.2K
$239.9K – $319.9K
NOI $19,192 @ 7.0% cap · market cap 7.38%
Theoretical Best
Office A
$593.2K
$519.0K – $692.0K
NOI $41,521 @ 7.0% cap · market cap 15.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Explore this area
Business Placement
Demographics for 78589, TX
38,987
Population
12,393
Households
3.1
Avg Household Size
32
Median Age
13%
College-Educated
62%
High-School Grad
25.5 sq mi
ZIP Area
1,529
Density / Sq Mi
$51,662
Median Household Income
$27,679
Median Earnings
$926
Median Rent
$112,400
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?
Duplex - Turn-key duplex with two separate units, each with three bedrooms and one bathroom, and separate electric and water meters.
Where is this duplex located?
The property is located at 2010 Cypress Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Two separate units, each with three bedrooms and one bathroom; Completely separate water and electric meters for each side; 2,286 SF duplex on a 0.2584‑acre lot
