Four-Unit Two-Bedroom
New
For Sale
$360,000
2013 Aruba Dr, Edinburg, TX 78541
Four matching residential units provide a consistent layout across this 2004 multifamily property.
Property Size3,640 SF
Price / SF$98.90
Days on Market4
Property Features for 2013 Aruba Dr
General Information
Standard status
Active
Size
3,640 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Building Details
Year Built
2004
Listing Agency:
Cantu Real Estate Team
(956) 884-9888
Listed By:
JC Cantu · License #787240
Source:
Aregtx
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 10:07AM
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 Cantu Real Estate Team
Investment Insights
Based on property information with market context.
Built in 2004, this quadplex contains four residential units, each arranged with two bedrooms and two bathrooms. The units share a consistent floor plan, creating a uniform configuration across the property and simplifying day-to-day oversight.
The property is positioned near schools, shopping, restaurants, and major roadways in Edinburg. With 3,640 square feet distributed among four residences, the asset offers a clearly defined multifamily format for an owner evaluating a residential income property.
The property is positioned near schools, shopping, restaurants, and major roadways in Edinburg. With 3,640 square feet distributed among four residences, the asset offers a clearly defined multifamily format for an owner evaluating a residential income property.
Key Highlights
- Four‑unit quadplex with four 2‑bedroom, 2‑bath residences
- 3,640 square feet of total property size
- Consistent floor plans across all four units
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
$30,559
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
8.49%
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%
$611,180
$611.2K
Cap Rate 7%
$436,557
$436.6K
Cap Rate 9%
$339,544
$339.5K
Market Conditions
NOI Build-Up for 3,640 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
$57.2K $15.72/SF
− Vacancy
−$1.7K −$0.46/SF
EGI
$55.6K $15.26/SF
− OpEx
−$25.0K −$6.87/SF
NOI
$30.6K $8.40/SF
Area
Edinburg, TX
Vacancy
2.90%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$611,180
Cap Rate 7%
$436,557
Cap Rate 9%
$339,544
Alternative Uses
Best Use
Multifamily LT 5
$488.5K
$427.4K – $569.9K
NOI $34,195 @ 7.0% cap · market cap 9.50%
Second Best
Apartment 5plus
$436.6K
$382.0K – $509.3K
NOI $30,559 @ 7.0% cap · market cap 8.49%
Theoretical Best
Office A
$944.5K
$826.4K – $1.10M
NOI $66,114 @ 7.0% cap · market cap 18.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Four matching residential units provide a consistent layout across this 2004 multifamily property.
Where is this quadplex located?
The property is located at 2013 Aruba Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Four‑unit quadplex with four 2‑bedroom, 2‑bath residences; 3,640 square feet of total property size; Consistent floor plans across all four units
