Quadplex with Garage
For Sale
$365,000
2100 Aruba Drive, Edinburg, TX 78541
Residential Income, Edinburg, TX
Property Size3,660 SF
Lot Size0.22 Acres
Price / SF$99.73
Days on Market50
Property Features for 2100 Aruba Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
4
Parking features
Garage
Patio and Porch features
Patio
Exterior features
Mature Trees
Appliances
Electric Water Heater, Dryer, Refrigerator, Stove/Range-Electric Smooth, Washer
Subdivision
Paradise Estates
Lot features
Mature Trees, Sidewalks
Elementary school
Cavazos
Middle school
B.L. Garza
High school
Edinburg H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From University Dr. and Jackson rd, head North. Turn left on Mile17 1/2 N rd. Turn left on Aruba Dr.
Standard status
Active
APN
P323500000005300
Size
3,660 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7700
HOA Fee
$486 Annually
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
1
Number of units
4
Building materials
Brick
Roof type
Composition
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Misael Blanco · License #725346
(956) 328-2167
Added: Jul 21
Changed: Aug 26
Last Checked: Sep 8 at 9:06AM
MLS# 510182
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.
Built in 2004, this 3,660-square-foot quadplex contains four occupied units, each configured with two bedrooms and two full bathrooms. The brick property includes central heating and central air, garage parking, patios, mature trees, and a composition roof. In-unit equipment includes electric water heaters, refrigerators, electric smooth-top ranges, washers, and dryers, with public water service supporting the property.
The property is located in Edinburg near UTRGV, shopping, dining, parks, and major highways. Its 0.2173-acre site is addressed at 2100 Aruba Drive and provides a compact multifamily setting with established exterior improvements.
The property is located in Edinburg near UTRGV, shopping, dining, parks, and major highways. Its 0.2173-acre site is addressed at 2100 Aruba Drive and provides a compact multifamily setting with established exterior improvements.
Key Highlights
- Four occupied units, each with 2 bedrooms and 2 full bathrooms
- 3,660 square feet on a 0.2173‑acre site
- Built in 2004 with brick construction and a composition roof
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
$30,727
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
8.42%
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%
$614,540
$614.5K
Cap Rate 7%
$438,957
$439.0K
Cap Rate 9%
$341,411
$341.4K
Market Conditions
NOI Build-Up for 3,660 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
$57.5K $15.72/SF
− Vacancy
−$1.7K −$0.46/SF
EGI
$55.9K $15.26/SF
− OpEx
−$25.1K −$6.87/SF
NOI
$30.7K $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%
$614,540
Cap Rate 7%
$438,957
Cap Rate 9%
$341,411
Alternative Uses
Best Use
Multifamily LT 5
$491.2K
$429.8K – $573.1K
NOI $34,383 @ 7.0% cap · market cap 9.42%
Second Best
Apartment 5plus
$439.0K
$384.1K – $512.1K
NOI $30,727 @ 7.0% cap · market cap 8.42%
Theoretical Best
Office A
$949.7K
$831.0K – $1.11M
NOI $66,477 @ 7.0% cap · market cap 18.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
98
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 - Fully occupied four-unit property with two-bedroom, two-bath layouts and central heating and cooling.
Where is this quadplex located?
The property is located at 2100 Aruba Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Four occupied units, each with 2 bedrooms and 2 full bathrooms; 3,660 square feet on a 0.2173‑acre site; Built in 2004 with brick construction and a composition roof
