Turnkey Duplex Investment
For Sale
Contact for pricing
511 N 85th Street, Edinburg, TX 78542
Built in 2019, this duplex offers two 3-bedroom, 2-bath units with shared outdoor space and strong in-place occupancy.
Property Size2,410 SF
Price / SF$118.26
Days on Market69
Property Features for 511 N 85th Street
General Information
Standard status
Active
Size
2,410 SF
Property subtype
Multifamily
Occupancy
100%
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
2019
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
eXp Realty
(956) 433-9557
Listed By:
Ronnie Esparza
Source:
Crexi
Added: Jun 17
Changed: Aug 11
Last Checked: Aug 24 at 12:26AM
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 eXp Realty
Investment Insights
Based on property information with market context.
This built-in-2019 duplex is configured as two residential units, each offering 3 bedrooms and 2 bathrooms with an open-concept layout. The interior finishes include porcelain tile flooring, granite countertops, and plantation shutters throughout both units. The property is described as well-maintained and currently 100% occupied, supporting a turnkey experience for an investor or owner-operator looking for immediate tenancy. A shared backyard area is also included, with a Rainbow play set provided for tenants.
The duplex is located at 511 N 85th Street in Edinburg, Texas, just off Highway 107. The surrounding area includes neighborhood convenience with nearby retail and dining options such as Bordertown Market, Stripes, and Little Caesars.
With both sides leased and finished to a consistent standard, this property can be a practical fit for buyers seeking a duplex structure with repeatable unit layouts and established tenant occupancy. The combination of functional interiors, outdoor shared space, and in-place rent provides a straightforward option for those looking to add a residential income asset with minimal downtime.
The duplex is located at 511 N 85th Street in Edinburg, Texas, just off Highway 107. The surrounding area includes neighborhood convenience with nearby retail and dining options such as Bordertown Market, Stripes, and Little Caesars.
With both sides leased and finished to a consistent standard, this property can be a practical fit for buyers seeking a duplex structure with repeatable unit layouts and established tenant occupancy. The combination of functional interiors, outdoor shared space, and in-place rent provides a straightforward option for those looking to add a residential income asset with minimal downtime.
Key Highlights
- Duplex built in 2019 featuring two units that are currently 100% occupied
- Each unit has 3 bedrooms and 2 bathrooms with approximately 1,200+ SF of living space
- Units include porcelain tile flooring, granite countertops, and plantation shutters
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
$22,640
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
7.94%
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%
$452,800
$452.8K
Cap Rate 7%
$323,429
$323.4K
Cap Rate 9%
$251,556
$251.6K
Market Conditions
NOI Build-Up for 2,410 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
$33.3K $13.80/SF
− Vacancy
−$915 −$0.38/SF
EGI
$32.3K $13.42/SF
− OpEx
−$9.7K −$4.03/SF
NOI
$22.6K $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%
$452,800
Cap Rate 7%
$323,429
Cap Rate 9%
$251,556
Alternative Uses
Best Use
Multifamily LT 5
$323.4K
$283.0K – $377.3K
NOI $22,640 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$289.0K
$252.9K – $337.2K
NOI $20,233 @ 7.0% cap · market cap 7.10%
Theoretical Best
Office A
$625.3K
$547.2K – $729.6K
NOI $43,773 @ 7.0% cap · market cap 15.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
136
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?
Duplex - Built in 2019, this duplex offers two 3-bedroom, 2-bath units with shared outdoor space and strong in-place occupancy.
Where is this duplex located?
The property is located at 511 N 85th Street Edinburg, TX.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Duplex built in 2019 featuring two units that are currently 100% occupied; Each unit has 3 bedrooms and 2 bathrooms with approximately 1,200+ SF of living space; Units include porcelain tile flooring, granite countertops, and plantation shutters
