Two-Unit Retail
For Sale
$399,000
1724 E University Drive, Edinburg, TX 78542
Commercial Sale, Edinburg, TX
Property Size1,600 SF
Lot Size0.16 Acres
Price / SF$249.38
Days on Market146
Property Features for 1724 E University Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Parking features
Special Needs
Accessibility
Accessible Approach with Ramp
Appliances
Water Heater (Other)
Subdivision
Victory
Directions
Get on I-2/US-83 W 2 min (0.8 mi) ? Follow I-2/US-83 W and I-69C to S 25th Ave in Edinburg. Take exit 6 from I-69C 9 min (10.1 mi) ? Continue on S 25th Ave. Drive to E University Dr
Standard status
Active
APN
V340000002001200
Size
1,600 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
1358
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
contemporary finishes
large storefront windows
ample parking
Building Details
Year built
2023
Floors in Building
1
Building materials
Stucco
Roof type
Flat
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Allen Lozano
(956) 246-2563
Added: Apr 15
Changed: Sep 4
Last Checked: Sep 7 at 5:06PM
MLS# 448701
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 1,600-square-foot retail property is arranged as two separate 800-square-foot units. Each suite provides open space that can accommodate retail, office, or service-oriented operations, with large storefront windows and contemporary finishes. The building features stucco construction, a flat roof, central heating, central air, and a water heater. An accessible approach with ramp supports entry, and the property includes special-needs parking features.
The property is located near the intersection of Highway 281 and State Highway 107, also identified as E University Drive. Nearby commercial references include McDonald's, Whataburger, and Walgreens, along with the University of Texas Rio Grande Valley. The site encompasses 0.163 acres in Edinburg, Texas.
The property is located near the intersection of Highway 281 and State Highway 107, also identified as E University Drive. Nearby commercial references include McDonald's, Whataburger, and Walgreens, along with the University of Texas Rio Grande Valley. The site encompasses 0.163 acres in Edinburg, Texas.
Key Highlights
- 1,600 SF building configured as two 800‑square‑foot retail units
- Constructed in 2023 with stucco exterior and flat roof
- Open suite layouts with contemporary finishes and large storefront windows
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
$17,832
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
4.47%
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%
$356,640
$356.6K
Cap Rate 7%
$254,743
$254.7K
Cap Rate 9%
$198,133
$198.1K
Market Conditions
NOI Build-Up for 1,600 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
$27.8K $17.40/SF
− Vacancy
−$2.4K −$1.48/SF
EGI
$25.5K $15.92/SF
− OpEx
−$7.6K −$4.78/SF
NOI
$17.8K $11.14/SF
Area
Edinburg, TX
Vacancy
8.50%
Lease Rate
$17.40 /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%
$356,640
Cap Rate 7%
$254,743
Cap Rate 9%
$198,133
Alternative Uses
Best Use
Retail
$254.7K
$222.9K – $297.2K
NOI $17,832 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$415.2K
$363.3K – $484.4K
NOI $29,061 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
348
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Modern two-suite property with open commercial layouts, storefront windows, central HVAC, and accessible entry improvements.
Where is this retail space located?
The property is located at 1724 E University Drive Edinburg, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,600 SF building configured as two 800‑square‑foot retail units; Constructed in 2023 with stucco exterior and flat roof; Open suite layouts with contemporary finishes and large storefront windows
