Two-Unit Duplex in Gated
For Sale
$254,900
3052 Regal Dr, Edinburg, TX 78539
Flexible duplex setup with one leased unit and a furnished short-term rental unit for owner occupancy or continued rental use.
Property Size1,976 SF
Price / SF$128
Days on Market9
Property Features for 3052 Regal Dr
General Information
Standard status
Active
Size
1,976 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/2BA + office
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$6,533
Amenities
gated entrance
community pool
lawn maintenance
washer and dryer
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
De La Garza Realty Group, LLC
(956) 781-8229
Listed By:
Juan J De La Garza
(956) 537-4755
Source:
Exprealty
Added: Aug 31
Changed: Sep 7
Last Checked: Sep 7 at 3:04PM
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 De La Garza Realty Group, LLC
Investment Insights
Based on property information with market context.
This 1,976-square-foot duplex in the gated Boardwalk subdivision contains two matching residences. Each unit has 2 bedrooms, 2 full baths, an office or study, and an open kitchen and living area. Interior finishes include tile flooring, granite countertops, custom cabinetry, and stainless steel appliances, with a washer and dryer in each unit. All appliances convey, and the property includes 2 covered carport spaces. One residence is leased, while the other is furnished and operating as a short-term rental, providing flexibility for continued rental use or owner occupancy.
Residents have access to a gated entrance and community pool, while lawn maintenance is included through the HOA. The property is located in Edinburg near McColl Rd and south of Freddy Gonzalez Blvd, with access to UTRGV, DHR Health, shopping, dining, and a renovated H-E-B.
Residents have access to a gated entrance and community pool, while lawn maintenance is included through the HOA. The property is located in Edinburg near McColl Rd and south of Freddy Gonzalez Blvd, with access to UTRGV, DHR Health, shopping, dining, and a renovated H-E-B.
Key Highlights
- 1,976‑square‑foot duplex with two 2‑bedroom, 2‑bath units
- One unit leased; the other is furnished and operating as a short‑term rental
- Each residence includes an office or study and open kitchen‑living layout
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
$18,563
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
7.28%
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%
$371,260
$371.3K
Cap Rate 7%
$265,186
$265.2K
Cap Rate 9%
$206,256
$206.3K
Market Conditions
NOI Build-Up for 1,976 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
$27.3K $13.80/SF
− Vacancy
−$750 −$0.38/SF
EGI
$26.5K $13.42/SF
− OpEx
−$8.0K −$4.03/SF
NOI
$18.6K $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%
$371,260
Cap Rate 7%
$265,186
Cap Rate 9%
$206,256
Alternative Uses
Best Use
Multifamily LT 5
$265.2K
$232.0K – $309.4K
NOI $18,563 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$237.0K
$207.4K – $276.5K
NOI $16,589 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$512.7K
$448.6K – $598.2K
NOI $35,890 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
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 - Flexible duplex setup with one leased unit and a furnished short-term rental unit for owner occupancy or continued rental use.
Where is this duplex located?
The property is located at 3052 Regal Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $254,900.
What are key features of this property?
This property features: 1,976‑square‑foot duplex with two 2‑bedroom, 2‑bath units; One unit leased; the other is furnished and operating as a short‑term rental; Each residence includes an office or study and open kitchen‑living layout
