4-Unit
For Sale
$430,000
3833 W Sarah Evans, Edinburg, TX 78541
Each residence includes tile flooring plus a refrigerator, range, washer, and dryer.
Property Size4,662 SF
Price / SF$92.24
Days on Market10
Property Features for 3833 W Sarah Evans
General Information
Standard status
Active
Size
4,662 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$9,982
Listing Agency:
Pinnacle Realty Advisors
(956) 330-9012
Listed By:
Juan Iparrea · License #624291
(956) 330-9012
Source:
Exprealty
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 11 at 9:55AM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This four-unit multifamily property offers a consistent three-bedroom, three-bathroom layout in every residence. Interior finishes include tile flooring throughout, and each unit is equipped with a refrigerator, range, washer, and dryer. The property is fully occupied, with all four units currently leased.
Located in Edinburg, the property is minutes from UTRGV, shopping, dining, schools, and major roads. Its unit configuration and included appliances provide a straightforward residential income setup, while the three-bedroom layouts offer substantial living space within each residence.
Located in Edinburg, the property is minutes from UTRGV, shopping, dining, schools, and major roads. Its unit configuration and included appliances provide a straightforward residential income setup, while the three-bedroom layouts offer substantial living space within each residence.
Key Highlights
- Four‑unit multifamily property with every residence offering 3 bedrooms and 3 full bathrooms
- 100% occupied across all four units
- Tile flooring installed throughout 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
$39,139
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
9.10%
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%
$782,780
$782.8K
Cap Rate 7%
$559,129
$559.1K
Cap Rate 9%
$434,878
$434.9K
Market Conditions
NOI Build-Up for 4,662 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
$73.3K $15.72/SF
− Vacancy
−$2.1K −$0.46/SF
EGI
$71.2K $15.26/SF
− OpEx
−$32.0K −$6.87/SF
NOI
$39.1K $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%
$782,780
Cap Rate 7%
$559,129
Cap Rate 9%
$434,878
Alternative Uses
Best Use
Multifamily LT 5
$625.7K
$547.5K – $729.9K
NOI $43,796 @ 7.0% cap · market cap 10.19%
Second Best
Apartment 5plus
$559.1K
$489.2K – $652.3K
NOI $39,139 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,677 @ 7.0% cap · market cap 19.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
61
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 - Each residence includes tile flooring plus a refrigerator, range, washer, and dryer.
Where is this quadplex located?
The property is located at 3833 W Sarah Evans Edinburg, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: Four‑unit multifamily property with every residence offering 3 bedrooms and 3 full bathrooms; 100% occupied across all four units; Tile flooring installed throughout each unit
