Two-Bedroom Apartment Building with
For Sale
$395,000
918 Stonehaven Boulevard, Edinburg, TX 78539
Residential Income, Edinburg, TX
Property Size3,478 SF
Lot Size0.22 Acres
Price / SF$113.57
Days on Market14
Property Features for 918 Stonehaven Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Parking
8
Parking features
Garage
Exterior features
Mature Trees
Appliances
Electric Water Heater, Water Heater (Other Location), Microwave, Refrigerator, Stove/Range-Electric Smooth
Subdivision
Sugar Hill Estates
Lot features
Alley, Curb & Gutters, Mature Trees, Professional Landscaping, Sidewalks, Sprinkler System
Elementary school
Freddy Gonzalez
Middle school
South Middle School
High school
Vela H.S.
Elementary school district
Edinburg ISD
Middle school district
Edinburg ISD
High school district
Edinburg ISD
Directions
From the intersection of Sugar Rd and Trenton Rd, head north on Sugar Rd. Continue past Freddy Gonzalez Dr, then turn left into Sugar Hill Estates. Make an immediate left, followed by a right onto Stonehaven Blvd. The property will be on the right-hand side.
Standard status
Active
APN
S681000000002300
Size
3,478 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7319
HOA Fee
$395 Annually
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
swimming pool
Building Details
Year built
1995
Floors in Building
1
Number of units
10
Building materials
Brick
Roof type
Shingle
Listing Agency:
Tierra Frontera LLC
(956) 307-4544
Listed By:
Jessica Marroquin
(956) 536-2715
Added: Aug 19
Last Checked: Sep 1 at 9:06PM
MLS# 513013
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 1995, this 3,478-square-foot apartment property occupies 0.2176 acres and is constructed with brick and a shingle roof. Each residence includes two bedrooms, two bathrooms, an open living area, a kitchen, and dedicated dining space. The property also includes central electric heating and cooling, electric water heating, and household appliances including a microwave, refrigerator, and electric smooth-top range.
Eight covered parking spaces are provided, with garage parking also identified among the site features. Mature trees contribute to the exterior setting, while residents have access to a swimming pool. Public water serves the property. The address is near UTRGV, shopping and dining options, community parks, baseball facilities, and other everyday amenities in Edinburg.
Eight covered parking spaces are provided, with garage parking also identified among the site features. Mature trees contribute to the exterior setting, while residents have access to a swimming pool. Public water serves the property. The address is near UTRGV, shopping and dining options, community parks, baseball facilities, and other everyday amenities in Edinburg.
Key Highlights
- 3,478‑square‑foot apartment property on 0.2176 acres
- Each unit includes 2 bedrooms, 2 bathrooms, living, kitchen, and dining areas
- Eight covered parking spaces plus garage parking
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
$29,199
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
7.39%
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%
$583,980
$584.0K
Cap Rate 7%
$417,129
$417.1K
Cap Rate 9%
$324,433
$324.4K
Market Conditions
NOI Build-Up for 3,478 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
$54.7K $15.72/SF
− Vacancy
−$1.6K −$0.46/SF
EGI
$53.1K $15.26/SF
− OpEx
−$23.9K −$6.87/SF
NOI
$29.2K $8.40/SF
Area
Edinburg, TX
Vacancy
2.90%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$583,980
Cap Rate 7%
$417,129
Cap Rate 9%
$324,433
Alternative Uses
Best Use
Apartment 5plus
$417.1K
$365.0K – $486.7K
NOI $29,199 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$902.5K
$789.7K – $1.05M
NOI $63,172 @ 7.0% cap · market cap 15.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
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?
Apartment building - Brick multifamily property with covered parking, garage features, and resident access to a swimming pool.
Where is this apartment building located?
The property is located at 918 Stonehaven Boulevard 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: 3,478‑square‑foot apartment property on 0.2176 acres; Each unit includes 2 bedrooms, 2 bathrooms, living, kitchen, and dining areas; Eight covered parking spaces plus garage parking
