Fourplex with Private
For Sale
$485,000
3712 E Hillview Avenue, Edinburg, TX 78542
MULTI_FAMILY - Edinburg, TX
Property Size3,670 SF
Lot Size0.24 Acres
Price / SF$132.15
Days on Market81
Property Features for 3712 E Hillview Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Property condition
Under Construction
Parking
6
Parking features
Other
Patio and Porch features
Patio
Exterior features
Sprinkler System
Fencing
Privacy
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range, Washer
Subdivision
Canton Hills Subdivision
Lot features
Curb & Gutters, Sidewalks, Sprinkler System
Elementary school
Travis
Middle school
Barrientes
High school
Edinburg H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Driving East on Canton, past Raul Longoria, left on S Hilltop Ave. Left on E Hillview Ave. Property will be on the left.
Standard status
Active
APN
V384300000000500
Size
3,670 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1300
HOA Fee
$600 Annually
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
private patios
Building Details
Year built
2026
Floors in Building
1
Number of units
4
Building materials
Stucco
Roof type
Composition
Listing Agency:
Key Realty
(956) 627-7552
Listed By:
Preshina Samtani · License #617748
(956) 460-7763
Added: Jun 10
Changed: Aug 13
Last Checked: Aug 29 at 12:06PM
MLS# 506646
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 under-construction fourplex at 3712 E Hillview Avenue is designed for an owner looking for a multi-unit rental mix. The property is planned with two three-bedroom, two-bath units and two one-bedroom, one-bath units, with private patios provided for each unit. Building finishes include tile flooring and upgraded lighting fixtures, and the home includes a sprinkler system. Comfort is provided by central electric heating and central air conditioning. The exterior is stucco, and the property is fenced with privacy fencing.
The site covers approximately 0.2403 acres and includes about 3,670 square feet of living space. It is located just minutes from Expressway 281, near Walmart Supercenter and UTRGV Stadium, and directly across from Los Lagos Golf Course, supporting day-to-day tenant convenience.
The estimated rents are described as aligned with the unit sizes, with water and trash services included, and the property is scheduled as a 2026 build year upon completion.
The site covers approximately 0.2403 acres and includes about 3,670 square feet of living space. It is located just minutes from Expressway 281, near Walmart Supercenter and UTRGV Stadium, and directly across from Los Lagos Golf Course, supporting day-to-day tenant convenience.
The estimated rents are described as aligned with the unit sizes, with water and trash services included, and the property is scheduled as a 2026 build year upon completion.
Key Highlights
- Under construction fourplex with two three‑bedroom and two one‑bedroom units
- Private patios for each unit
- About 3,670 sq. ft. of living space on 0.2403 acres
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
$34,477
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
7.11%
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%
$689,540
$689.5K
Cap Rate 7%
$492,529
$492.5K
Cap Rate 9%
$383,078
$383.1K
Market Conditions
NOI Build-Up for 3,670 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
$50.6K $13.80/SF
− Vacancy
−$1.4K −$0.38/SF
EGI
$49.3K $13.42/SF
− OpEx
−$14.8K −$4.03/SF
NOI
$34.5K $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%
$689,540
Cap Rate 7%
$492,529
Cap Rate 9%
$383,078
Alternative Uses
Best Use
Multifamily LT 5
$492.5K
$431.0K – $574.6K
NOI $34,477 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$440.2K
$385.1K – $513.5K
NOI $30,811 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$952.3K
$833.2K – $1.11M
NOI $66,659 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
40
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Under construction fourplex with private patios, two three-bedroom units and two one-bedroom units.
Where is this quadplex located?
The property is located at 3712 E Hillview Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Under construction fourplex with two three‑bedroom and two one‑bedroom units; Private patios for each unit; About 3,670 sq. ft. of living space on 0.2403 acres
