Two-Unit Duplex with Open
For Sale
$285,000
511 N 85th St, Edinburg, TX 78542
Fully leased residential property with upgraded finishes and shared outdoor space.
Property Size2,410 SF
Price / SF$118.26
Days on Market78
Property Features for 511 N 85th St
General Information
Standard status
Active
Size
2,410 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$597
Amenities
porcelain tile flooring
granite countertops
plantation shutters
open-concept layouts
shared backyard
Rainbow play set
Building Details
Year Built
2019
Buildings
1
Listing Agency:
eXp Realty LLC
(956) 225-6771
Listed By:
Ronaldo (Ronnie) Esparza
(956) 225-6771
Source:
Exprealty
Added: Jun 16
Changed: Aug 29
Last Checked: Aug 31 at 5:59PM
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 LLC
Investment Insights
Based on property information with market context.
This duplex was completed in 2019 and contains two residences, each offering 3 bedrooms, 2 bathrooms, and approximately over 1,200 square feet of living space. Interior features include porcelain tile flooring, granite countertops, plantation shutters, and open-concept layouts. The units share a backyard with a Rainbow play set, adding a practical outdoor amenity for occupants.
The property is currently 100% occupied and sits just off Highway 107, with access toward Edinburg, Elsa, and Edcouch. Nearby commercial conveniences include Bordertown Market, Stripes, Little Caesars, and additional shopping and dining options.
The property is currently 100% occupied and sits just off Highway 107, with access toward Edinburg, Elsa, and Edcouch. Nearby commercial conveniences include Bordertown Market, Stripes, Little Caesars, and additional shopping and dining options.
Key Highlights
- Built in 2019 and currently 100% occupied
- Two units, each with 3 bedrooms and 2 bathrooms
- Each residence offers approximately over 1,200 square feet of living space
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
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 - Fully leased residential property with upgraded finishes and shared outdoor space.
Where is this duplex located?
The property is located at 511 N 85th St 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: Built in 2019 and currently 100% occupied; Two units, each with 3 bedrooms and 2 bathrooms; Each residence offers approximately over 1,200 square feet of living space
