Brick Quadplex with Private
For Sale
$499,000
3303 Aurora Lane, Edinburg, TX 78542
Residential Income, Edinburg, TX
Property Size4,256 SF
Lot Size0.32 Acres
Price / SF$117.25
Days on Market109
Property Features for 3303 Aurora Lane
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
Garage
Exterior features
Sprinkler System
Appliances
Electric Water Heater, Dryer, Refrigerator, Stove/Range, Washer
Subdivision
Tulipan Villas
Lot features
Corner Lot, Sidewalks
Elementary school
Escandon
Middle school
Barrientes
High school
Edinburg H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From IH-2 East, take Exit 146B to merge onto IH-69C North / US-281 toward Edinburg. Take Exit 4 toward Canton Rd / Veterans Blvd. Turn right onto E Wisconsin Rd, then turn left onto Aurora Ln. Property is located on the left.
Standard status
Active
APN
T823800000000700
Size
4,256 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11346
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2021
Floors in Building
1
Number of units
4
Building materials
Brick, Stone
Roof type
Shingle
Listing Agency:
Tierra Frontera LLC
(956) 307-4544
Listed By:
Jessica Marroquin
(956) 536-2715
Added: May 14
Changed: Aug 30
Last Checked: Aug 30 at 5:06PM
MLS# 494328
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 4,256-square-foot quadplex sits on a 0.3242-acre corner lot in the Tulipan Villas subdivision. The unit mix includes two 3-bedroom, 2-bath residences and two 2-bedroom, 2-bath residences. Each unit has a separate entrance, while the exterior combines brick construction with stone accents. The property also includes a sprinkler system, shingle roofing, central electric heating and cooling, and public water service.
Located at 3303 Aurora Lane in Edinburg, the property is near schools, shopping, dining, and major roadways serving the city and the Rio Grande Valley. Appliances include an electric water heater, washer, dryer, refrigerator, and stove/range.
Located at 3303 Aurora Lane in Edinburg, the property is near schools, shopping, dining, and major roadways serving the city and the Rio Grande Valley. Appliances include an electric water heater, washer, dryer, refrigerator, and stove/range.
Key Highlights
- Four total units: two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units
- 4,256 square feet on a 0.3242‑acre corner lot
- Separate private entrance for each unit
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
$39,982
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
8.01%
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%
$799,640
$799.6K
Cap Rate 7%
$571,171
$571.2K
Cap Rate 9%
$444,244
$444.2K
Market Conditions
NOI Build-Up for 4,256 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
$58.7K $13.80/SF
− Vacancy
−$1.6K −$0.38/SF
EGI
$57.1K $13.42/SF
− OpEx
−$17.1K −$4.03/SF
NOI
$40.0K $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%
$799,640
Cap Rate 7%
$571,171
Cap Rate 9%
$444,244
Alternative Uses
Best Use
Multifamily LT 5
$571.2K
$499.8K – $666.4K
NOI $39,982 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$510.4K
$446.6K – $595.5K
NOI $35,730 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$1.10M
$966.3K – $1.29M
NOI $77,303 @ 7.0% cap · market cap 15.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 78542, TX
84,678
Population
25,198
Households
3.4
Avg Household Size
28
Median Age
13%
College-Educated
64%
High-School Grad
176.0 sq mi
ZIP Area
481
Density / Sq Mi
$52,962
Median Household Income
$30,377
Median Earnings
$876
Median Rent
$123,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property with varied bedroom layouts, individual entrances, and covered resident parking.
Where is this quadplex located?
The property is located at 3303 Aurora Lane Edinburg, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Four total units: two 3‑bedroom, 2‑bath units and two 2‑bedroom, 2‑bath units; 4,256 square feet on a 0.3242‑acre corner lot; Separate private entrance for each unit
