Configured Office
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105-143 W Nolana Ave, McAllen, TX 78504
Built-out workspace includes meeting, breakroom, and restroom amenities for day-to-day office operations.
Property Size2,250 SF
Price / SF$233.33
Days on Market13
Property Features for 105-143 W Nolana Ave
General Information
Standard status
Active
Size
2,250 SF
Property subtype
OFFICE
Amenities
LED Digital sign
Marque Street Sign
Conference Room
Breakroom
Listing Agency:
First American Realty
(956) 682-3000
Listed By:
Charles Marina, CCIM, CRB, GRI
(956) 495-3000
Source:
Moodyscre
Added: Aug 26
Changed: Sep 5
Last Checked: Sep 6 at 1:17PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of First American Realty
Investment Insights
Based on property information with market context.
This 2,250-square-foot office unit at 105-143 W Nolana Ave features a practical multi-room layout with 10 medium and large offices. The interior also includes a conference room, breakroom, and 2 bathrooms, providing a ready configuration for professional office use.
Exterior identification includes an LED digital sign and a marquee street sign. The property is positioned in a high-traffic area with visibility and plenty of parking, supporting convenient access for occupants and visitors.
Exterior identification includes an LED digital sign and a marquee street sign. The property is positioned in a high-traffic area with visibility and plenty of parking, supporting convenient access for occupants and visitors.
Key Highlights
- 2,250 SF office unit with 10 medium and large offices
- Conference room, breakroom, and 2 bathrooms
- LED digital sign and marquee street sign
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
$30,122
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
5.74%
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%
$602,440
$602.4K
Cap Rate 7%
$430,314
$430.3K
Cap Rate 9%
$334,689
$334.7K
Market Conditions
NOI Build-Up for 2,250 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
$47.3K $21.00/SF
− Vacancy
−$7.1K −$3.15/SF
EGI
$40.2K $17.85/SF
− OpEx
−$10.0K −$4.46/SF
NOI
$30.1K $13.39/SF
Area
McAllen, TX
Vacancy
15.00%
Lease Rate
$21.00 /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%
$602,440
Cap Rate 7%
$430,314
Cap Rate 9%
$334,689
Alternative Uses
Best Use
Office B
$430.3K
$376.5K – $502.0K
NOI $30,122 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$611.0K
$534.6K – $712.8K
NOI $42,768 @ 7.0% cap · market cap 8.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,664
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Built-out workspace includes meeting, breakroom, and restroom amenities for day-to-day office operations.
Where is this office units located?
The property is located at 105-143 W Nolana Ave McAllen, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2,250 SF office unit with 10 medium and large offices; Conference room, breakroom, and 2 bathrooms; LED digital sign and marquee street sign
