Quadplex with
For Sale
$500,000
2705 Primrose Avenue, Edinburg, TX 78541
MULTI_FAMILY - Edinburg, TX
Property Size4,032 SF
Lot Size0.26 Acres
Price / SF$124.01
Days on Market101
Property Features for 2705 Primrose Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
2
Parking features
None
Patio and Porch features
Patio
Exterior features
Sprinkler System
Appliances
Electric Water Heater
Subdivision
Mccoll Manor
Lot features
Alley
Elementary school
Zavala
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
Going north on McColl Rd in Edinburg past 107, take a right, East, on Primrose Ave, property is on your left, North.
Standard status
Active
APN
M256000000001600
Size
4,032 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
13644
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2018
Floors in Building
1
Number of units
4
Building materials
Brick
Roof type
Shingle
Listing Agency:
RE/MAX elite · RE/MAX International
(956) 583-2100
Listed By:
Gabriel Alcantar · License #750863
(956) 970-1963
Added: May 21
Changed: Jul 30
Last Checked: Aug 29 at 9:06PM
MLS# 457409
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.
This quadplex includes two separate buildings, with each building containing two units. Each building is described as having 4 bedrooms and 4 bathrooms. The property is built with brick construction and features a shingle roof, central heating and central air conditioning, and an electric water heater. Exterior amenities include a patio and a sprinkler system.
The property sits on a 0.2571-acre lot at 2705 Primrose Avenue in Edinburg, TX 78541. The listing notes that there is no on-site parking. Water and garbage expenses are currently covered by the owner as reflected in the lease agreement.
Additional property details include central comfort systems, patio space, and sprinkler irrigation, along with the two-building layout that supports a multi-unit residential income setup.
The property sits on a 0.2571-acre lot at 2705 Primrose Avenue in Edinburg, TX 78541. The listing notes that there is no on-site parking. Water and garbage expenses are currently covered by the owner as reflected in the lease agreement.
Additional property details include central comfort systems, patio space, and sprinkler irrigation, along with the two-building layout that supports a multi-unit residential income setup.
Key Highlights
- Two‑building quadplex with 2 units per building
- Each building includes 4 bedrooms and 4 bathrooms
- 2018 construction with brick exterior and shingle 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
$37,878
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
7.58%
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%
$757,560
$757.6K
Cap Rate 7%
$541,114
$541.1K
Cap Rate 9%
$420,867
$420.9K
Market Conditions
NOI Build-Up for 4,032 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
$55.6K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$54.1K $13.42/SF
− OpEx
−$16.2K −$4.03/SF
NOI
$37.9K $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%
$757,560
Cap Rate 7%
$541,114
Cap Rate 9%
$420,867
Alternative Uses
Best Use
Multifamily LT 5
$541.1K
$473.5K – $631.3K
NOI $37,878 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$483.6K
$423.1K – $564.2K
NOI $33,850 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$1.05M
$915.4K – $1.22M
NOI $73,234 @ 7.0% cap · market cap 14.65%
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
71
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 - 2018-built two-building quadplex with central air, patio, and sprinkler system.
Where is this quadplex located?
The property is located at 2705 Primrose Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑building quadplex with 2 units per building; Each building includes 4 bedrooms and 4 bathrooms; 2018 construction with brick exterior and shingle roof
