Edinburg Office Space
For Sale
$1,000,000
4138 Crosspoint Blvd, Edinburg, TX 78539
Office space in high-traffic area near medical corridor.
Property Size5,755 SF
Price / SF$173.76
Days on Market275
Property Features for 4138 Crosspoint Blvd
General Information
Standard status
Active
Size
5,755 SF
Property subtype
Office
Building Details
Year Built
2007
Listing Agency:
Coldwell Banker Commercial Rio Grande Valley
Listed By:
Daniel Galvan · License #561680
(956) 451-2983
Source:
Cbcworldwide
Added: Dec 3, 2025
Changed: Jul 6
Last Checked: Apr 9 at 9:00PM
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 Coldwell Banker Commercial Rio Grande Valley
Investment Insights
Based on property information with market context.
Located in Edinburg, TX, the Crosspoint Business Center offers an office space opportunity situated on a high-traffic major arterial road. The location provides visibility and accessibility. The property is near the medical corridor and major hospitals. Healthcare facilities such as hospitals, clinics, and medical offices are nearby. The property size is 5755 square feet and the lot size is 0.45 acres. This is a 2nd Generation Space.
Key Highlights
- Prime office space opportunity in Edinburg, TX.
- Strategic location on a bustling, high‑traffic major arterial road.
- Excellent visibility and accessibility.
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
$82,406
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
8.24%
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%
$1,648,120
$1.6M
Cap Rate 7%
$1,177,229
$1.2M
Cap Rate 9%
$915,622
$915.6K
Market Conditions
NOI Build-Up for 5,755 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
$127.8K $22.20/SF
− Vacancy
−$17.9K −$3.11/SF
EGI
$109.9K $19.09/SF
− OpEx
−$27.5K −$4.77/SF
NOI
$82.4K $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%
$1,648,120
Cap Rate 7%
$1,177,229
Cap Rate 9%
$915,622
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,406 @ 7.0% cap · market cap 8.24%
Second Best
Healthcare Medical
$1.04M
$909.0K – $1.21M
NOI $72,720 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,529 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
20
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office space in high-traffic area near medical corridor.
Where is this office units located?
The property is located at 4138 Crosspoint Blvd Edinburg, TX.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Prime office space opportunity in Edinburg, TX.; Strategic location on a bustling, high‑traffic major arterial road.; Excellent visibility and accessibility.
