Flex Space with Fenced
For Sale
$2,300,000
1804 S EXPWY 281, Edinburg, TX 78542
Commercial Sale, Edinburg, TX
Property Size8,100 SF
Lot Size1.50 Acres
Price / SF$283.95
Days on Market32
Property Features for 1804 S EXPWY 281
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
12
Security features
Security Lighting
Appliances
Water Heater (Other)
Subdivision
E.E.D.C.
Directions
From Expressway 281 (I-69C), take the Trenton Road exit. Travel along the frontage road and continue to 1804 S. Expressway 281, Edinburg, TX. The property is located on the west frontage road with easy access from the expressway. Look for the Buss Mechanical Services building.
Standard status
Active
APN
E005801000000200
Size
8,100 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10986
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1997
Floors in Building
2
Building materials
Aluminum Siding, Block
Roof type
Metal
Listing Agency:
Key Realty
(956) 627-7552
Listed By:
Stephen Smith
(956) 739-7893
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 29 at 11:06AM
MLS# 510949
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 8,100-square-foot flex property combines office and warehouse space in a functional industrial configuration. The building includes four overhead bay doors, clear-span work areas, central heating, central air, a metal roof, and aluminum siding and block construction. Air-conditioning units were replaced in the last 3 years.
A fenced yard supports equipment, fleet vehicle, and material storage, while 12 on-site parking spaces serve employees and visitors. The property at 1804 S EXPWY 281 has frontage road access near the Expressway in Edinburg, Texas. Constructed in 1997, the facility offers a practical base for industrial and commercial operations requiring both enclosed workspace and secured outdoor area.
A fenced yard supports equipment, fleet vehicle, and material storage, while 12 on-site parking spaces serve employees and visitors. The property at 1804 S EXPWY 281 has frontage road access near the Expressway in Edinburg, Texas. Constructed in 1997, the facility offers a practical base for industrial and commercial operations requiring both enclosed workspace and secured outdoor area.
Key Highlights
- 8,100 square feet of combined office and warehouse space
- Four overhead bay doors with clear‑span work areas
- 1.5048‑acre parcel with a secure fenced yard
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
$115,984
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
5.04%
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%
$2,319,680
$2.3M
Cap Rate 7%
$1,656,914
$1.7M
Cap Rate 9%
$1,288,711
$1.3M
Market Conditions
NOI Build-Up for 8,100 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
$179.8K $22.20/SF
− Vacancy
−$25.2K −$3.11/SF
EGI
$154.6K $19.09/SF
− OpEx
−$38.7K −$4.77/SF
NOI
$116.0K $14.32/SF
Area
Edinburg, TX
Vacancy
14.00%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
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%
$2,319,680
Cap Rate 7%
$1,656,914
Cap Rate 9%
$1,288,711
Alternative Uses
Best Use
Office B
$1.66M
$1.45M – $1.93M
NOI $115,984 @ 7.0% cap · market cap 5.04%
Second Best
Flex RnD
$897.6K
$785.4K – $1.05M
NOI $62,833 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $147,122 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Under-served
Demand for This Use
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 Office 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 - Industrial flex property combining office accommodations, warehouse functionality, and a secured outdoor storage area.
Where is this flex space located?
The property is located at 1804 S EXPWY 281 Edinburg, TX.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 8,100 square feet of combined office and warehouse space; Four overhead bay doors with clear‑span work areas; 1.5048‑acre parcel with a secure fenced yard
