Updated Four-Unit
For Sale
Contact for pricing
408 Gastel Circle, Edinburg, TX 78539
Fully occupied four-unit property with in-unit laundry, tile flooring, and contemporary kitchen finishes.
Property Size3,879 SF
Price / SF$131.48
Days on Market122
Property Features for 408 Gastel Circle
General Information
Standard status
Active
Size
3,879 SF
Total Parking Spaces
8
Property subtype
Multifamily
Occupancy
100%
Additional Details
Multifamily Units
4
Amenities
in-unit washer and dryer
Building Details
Year Built
2023
Buildings
2
Units
4
Listing Agency:
WINNERS CIRCLE
(956) 888-0052
Listed By:
Candice Clayton
Source:
Crexi
Added: May 1
Changed: Aug 29
Last Checked: Aug 29 at 1:31PM
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 WINNERS CIRCLE
Investment Insights
Based on property information with market context.
Built in 2023, this four-unit residential income property contains 3,879 square feet and is fully occupied. Each residence offers a contemporary layout with tile flooring throughout, an updated kitchen, and an in-unit washer and dryer. The configuration provides consistent physical features across the units and a recently built asset profile.
The property is located directly in front of UTRGV in Edinburg, with access to nearby shopping, dining, and major roadways. Its university-adjacent setting and four-unit design define the property’s residential income profile.
The property is located directly in front of UTRGV in Edinburg, with access to nearby shopping, dining, and major roadways. Its university-adjacent setting and four-unit design define the property’s residential income profile.
Key Highlights
- Four‑unit quadplex built in 2023
- 3,879 square feet of building area
- Fully occupied
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
$36,441
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
7.15%
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%
$728,820
$728.8K
Cap Rate 7%
$520,586
$520.6K
Cap Rate 9%
$404,900
$404.9K
Market Conditions
NOI Build-Up for 3,879 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
$53.5K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$52.1K $13.42/SF
− OpEx
−$15.6K −$4.03/SF
NOI
$36.4K $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%
$728,820
Cap Rate 7%
$520,586
Cap Rate 9%
$404,900
Alternative Uses
Best Use
Multifamily LT 5
$520.6K
$455.5K – $607.4K
NOI $36,441 @ 7.0% cap · market cap 7.15%
Second Best
Apartment 5plus
$465.2K
$407.1K – $542.8K
NOI $32,565 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$1.01M
$880.7K – $1.17M
NOI $70,455 @ 7.0% cap · market cap 13.81%
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
807
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?
Quadplex - Fully occupied four-unit property with in-unit laundry, tile flooring, and contemporary kitchen finishes.
Where is this quadplex located?
The property is located at 408 Gastel Circle Edinburg, TX.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Four‑unit quadplex built in 2023; 3,879 square feet of building area; Fully occupied
