Four-Unit Multifamily
For Sale
$395,000
7107 Venus Drive, Edinburg, TX 78542
Rural multifamily asset with consistent two-bedroom, two-bath layouts and combined dining and living areas.
Property Size3,600 SF
Days on Market25
Property Features for 7107 Venus Drive
General Information
Standard status
Active
Size
3,600 SF
Total Parking Spaces
8
Property subtype
Multi Family Home
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,713
Building Details
Building Size
3,600 SF
Year Built
2014
Buildings
1
Stories
1
Units
4
Listing Agency:
Plaza Realty
(956) 342-1133
Listed By:
Rogelio Rivera
(956) 342-1133
Source:
Buyingandsellingmcallen
Added: Aug 6
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Plaza Realty
Investment Insights
Based on property information with market context.
Built in 2014, this quadplex contains four residential units, each configured with two bedrooms and two bathrooms. Every unit also includes a combined dining and living room area, creating a consistent layout across the property.
The property is located at 7107 Venus Drive in Edinburg, one block north of the Canton and N. Tower Road intersection on the east side. It lies within the ETJ on Edinburg’s east side and has no city taxes.
The property is located at 7107 Venus Drive in Edinburg, one block north of the Canton and N. Tower Road intersection on the east side. It lies within the ETJ on Edinburg’s east side and has no city taxes.
Key Highlights
- Four‑unit quadplex built in 2014
- Each unit includes 2 bedrooms and 2 bathrooms
- Combined dining and living room area in every 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
$33,820
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
8.56%
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%
$676,400
$676.4K
Cap Rate 7%
$483,143
$483.1K
Cap Rate 9%
$375,778
$375.8K
Market Conditions
NOI Build-Up for 3,600 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
$49.7K $13.80/SF
− Vacancy
−$1.4K −$0.38/SF
EGI
$48.3K $13.42/SF
− OpEx
−$14.5K −$4.03/SF
NOI
$33.8K $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%
$676,400
Cap Rate 7%
$483,143
Cap Rate 9%
$375,778
Alternative Uses
Best Use
Multifamily LT 5
$483.1K
$422.8K – $563.7K
NOI $33,820 @ 7.0% cap · market cap 8.56%
Second Best
Apartment 5plus
$431.8K
$377.8K – $503.7K
NOI $30,223 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$934.1K
$817.4K – $1.09M
NOI $65,388 @ 7.0% cap · market cap 16.55%
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 - Rural multifamily asset with consistent two-bedroom, two-bath layouts and combined dining and living areas.
Where is this quadplex located?
The property is located at 7107 Venus Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Four‑unit quadplex built in 2014; Each unit includes 2 bedrooms and 2 bathrooms; Combined dining and living room area in every unit
