Flex Space with Two Overhead
For Sale
$1,575,000
1222 N Closner Boulevard, Edinburg, TX 78541
COMMERCIAL - Edinburg, TX
Property Size11,247 SF
Lot Size5.25 Acres
Price / SF$140.04
Days on Market60
Property Features for 1222 N Closner Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CO
Parking
23
Appliances
Water Heater (None)
Subdivision
Tex-Mex Survey
Directions
Head west on University Dr/107, turn right on 12th Ave, turn left McIntyre St, turn right on Bus. 281/Closner Blvd and head north. Property will be on the right hand side before Collison Center.
Standard status
Active
APN
T210000241001002
Size
11,247 SF
Lot size
5.25 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
12185
Building Details
Year built
1981
Floors in Building
1
Building materials
Aluminum Siding, Brick
Roof type
Shingle, Metal
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: Jun 30
Changed: Aug 4
Last Checked: Aug 28 at 10:06AM
MLS# 420779
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.
This flex space property includes a 9,375 SF warehouse with two overhead doors, along with a separate 1,872 SF office building. The warehouse supports warehouse utilization and product storage, while the office building provides dedicated space for business operations. The site is set on a 5.25-acre lot.
The property is zoned CO. Construction includes aluminum siding and brick, with a shingle and metal roof. Built in 1981, the facility is positioned for tenants and owners seeking a combined warehouse and office setup with room for day-to-day operations on-site.
The property is zoned CO. Construction includes aluminum siding and brick, with a shingle and metal roof. Built in 1981, the facility is positioned for tenants and owners seeking a combined warehouse and office setup with room for day-to-day operations on-site.
Key Highlights
- 5.25‑acre lot zoned CO
- 9,375 SF warehouse with 2 overhead doors
- Separate 1,872 SF office building
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
$87,244
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
5.54%
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%
$1,744,880
$1.7M
Cap Rate 7%
$1,246,343
$1.2M
Cap Rate 9%
$969,378
$969.4K
Market Conditions
NOI Build-Up for 11,247 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
$137.7K $12.24/SF
− Vacancy
−$3.4K −$0.31/SF
EGI
$134.2K $11.93/SF
− OpEx
−$47.0K −$4.18/SF
NOI
$87.2K $7.76/SF
Area
Edinburg, TX
Vacancy
2.50%
Lease Rate
$12.24 /SF/Yr
Expense Ratio
35.00%
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%
$1,744,880
Cap Rate 7%
$1,246,343
Cap Rate 9%
$969,378
Alternative Uses
Best Use
Flex RnD
$1.25M
$1.09M – $1.45M
NOI $87,244 @ 7.0% cap · market cap 5.54%
Second Best
Warehouse
$1.18M
$1.04M – $1.38M
NOI $82,942 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$2.92M
$2.55M – $3.40M
NOI $204,282 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flex space with a warehouse featuring two overhead doors and a separate office building.
Where is this flex space located?
The property is located at 1222 N Closner Boulevard Edinburg, TX.
What is the asking price?
The asking price for this property is $1,575,000.
What are key features of this property?
This property features: 5.25‑acre lot zoned CO; 9,375 SF warehouse with 2 overhead doors; Separate 1,872 SF office building
