Four-Unit Quadplex with
For Sale
$650,000
822 N Clarence Avenue, Edinburg, TX 78541
Residential Income, Edinburg, TX
Property Size4,030 SF
Lot Size0.23 Acres
Price / SF$161.29
Days on Market116
Property Features for 822 N Clarence Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
Garage
Patio and Porch features
Patio
Exterior features
Sprinkler System
Fencing
Privacy
Appliances
Electric Water Heater, Dryer, Microwave, Refrigerator, Stove/Range, Washer
Subdivision
Atwood Village
Lot features
Curb & Gutters, Professional Landscaping, Sidewalks, Sprinkler System
Elementary school
Flores-Zapata
Middle school
Longoria
High school
Vela H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
Head North on 10th St from 107, turn west on Schunior, Atwood Village will be on the right.
Standard status
Active
APN
A635000000006300
Size
4,030 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9146
HOA Fee
$300 Annually
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2023
Floors in Building
1
Number of units
4
Building materials
Stone, Stucco
Roof type
Composition
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Mario E. Baez · License #616428
(956) 827-0170
Added: Jun 10
Changed: Sep 23
Last Checked: Oct 3 at 2:06PM
MLS# 503710
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2023, this 4,030-square-foot quadplex contains four two-bedroom, two-bath residences and is fully occupied. The property includes a garage, private fencing, patios, a sprinkler system, and composition roofing. Stone and stucco construction is paired with central electric heating and cooling, public water service, and electric water heating. Each residence is equipped with a stove/range, refrigerator, microwave, washer, and dryer.
The 0.2284-acre property is located at 822 N Clarence Avenue in Edinburg. UTRGV is approximately 6 minutes away, while H-E-B is about 10 minutes away. Schools, shopping, restaurants, and major roads are also identified in the surrounding area.
The 0.2284-acre property is located at 822 N Clarence Avenue in Edinburg. UTRGV is approximately 6 minutes away, while H-E-B is about 10 minutes away. Schools, shopping, restaurants, and major roads are also identified in the surrounding area.
Key Highlights
- Four 2‑bedroom, 2‑bath units in a fully occupied quadplex
- 4,030 square feet on 0.2284 acres
- Built in 2023 with stone and stucco construction
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
$37,859
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
5.82%
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%
$757,180
$757.2K
Cap Rate 7%
$540,843
$540.8K
Cap Rate 9%
$420,656
$420.7K
Market Conditions
NOI Build-Up for 4,030 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
$55.6K $13.80/SF
− Vacancy
−$1.5K −$0.38/SF
EGI
$54.1K $13.42/SF
− OpEx
−$16.2K −$4.03/SF
NOI
$37.9K $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%
$757,180
Cap Rate 7%
$540,843
Cap Rate 9%
$420,656
Alternative Uses
Best Use
Multifamily LT 5
$540.8K
$473.2K – $631.0K
NOI $37,859 @ 7.0% cap · market cap 5.82%
Second Best
Apartment 5plus
$483.3K
$422.9K – $563.9K
NOI $33,833 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$1.05M
$915.0K – $1.22M
NOI $73,198 @ 7.0% cap · market cap 11.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied quadplex with garages, patios, and a privacy fence.
Where is this quadplex located?
The property is located at 822 N Clarence Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bath units in a fully occupied quadplex; 4,030 square feet on 0.2284 acres; Built in 2023 with stone and stucco construction
