Four-Unit Multifamily
For Sale
$379,500
7106 Venus Dr, Edinburg, TX 78542
Four residences feature individual kitchens, laundry appliances, and functional room layouts.
Property Size3,350 SF
Price / SF$113.28
Days on Market411
Property Features for 7106 Venus Dr
General Information
Standard status
Active
Size
3,350 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,766
Building Details
Buildings
1
Listing Agency:
SANMAR Elite Properties
(956) 222-5212
Listed By:
Sandra Lee
(956) 222-5212
Source:
Exprealty
Added: Jul 16, 2025
Changed: Aug 22
Last Checked: Aug 29 at 11:58AM
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 SANMAR Elite Properties
Investment Insights
Based on property information with market context.
This four-unit multifamily property at 7106 Venus Dr in Edinburg, TX includes a total property size of 3,350 square feet. Each residence is equipped with a refrigerator, stove, washer, and dryer, along with room layouts designed for everyday use.
The roof was updated approximately 3 years ago. The fourplex format supports both multifamily ownership and owner-occupancy considerations.
The roof was updated approximately 3 years ago. The fourplex format supports both multifamily ownership and owner-occupancy considerations.
Key Highlights
- Fourplex with four residential units
- 3,350 property size
- Refrigerator and stove included in 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
$31,471
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
8.29%
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%
$629,420
$629.4K
Cap Rate 7%
$449,586
$449.6K
Cap Rate 9%
$349,678
$349.7K
Market Conditions
NOI Build-Up for 3,350 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
$46.2K $13.80/SF
− Vacancy
−$1.3K −$0.38/SF
EGI
$45.0K $13.42/SF
− OpEx
−$13.5K −$4.03/SF
NOI
$31.5K $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%
$629,420
Cap Rate 7%
$449,586
Cap Rate 9%
$349,678
Alternative Uses
Best Use
Multifamily LT 5
$449.6K
$393.4K – $524.5K
NOI $31,471 @ 7.0% cap · market cap 8.29%
Second Best
Apartment 5plus
$401.8K
$351.6K – $468.7K
NOI $28,124 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$869.2K
$760.6K – $1.01M
NOI $60,847 @ 7.0% cap · market cap 16.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
24
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 - Four residences feature individual kitchens, laundry appliances, and functional room layouts.
Where is this quadplex located?
The property is located at 7106 Venus Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $379,500.
What are key features of this property?
This property features: Fourplex with four residential units; 3,350 property size; Refrigerator and stove included in each unit
