Edinburg Industrial Property with
For Sale
$2,450,000
600 Independence Dr, Edinburg, TX 78541
Industrial property in Edinburg's North Industrial Park with expansion potential.
Property Size24,116 SF
Lot Size8.41 Acres
Price / SF$101.59
Days on Market166
Property Features for 600 Independence Dr
General Information
Standard status
Active
Size
24,116 SF
Lot size
8.41 Acres
Property subtype
Industrial
Building Details
Building Size
24,116 SF
Year Built
2003
Listing Agency:
SVN | Hanna Solutions CRE
(956) 821-8001
Listed By:
Mark Hanna, CCIM
(956) 821-8001
Source:
Svn
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 8 at 2:54PM
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 SVN | Hanna Solutions CRE
Investment Insights
Based on property information with market context.
Located within Edinburg's North Industrial Park, the property at 600 Independence Dr, Edinburg, TX, features a total building area of approximately 24,116 square feet. This includes approximately 20,100 square feet of warehouse space and approximately 4,016 square feet of office space, providing a balance for operational, administrative, and support functions. The warehouse space includes a cold room of approximately 1,330.61 square feet. Situated on an approximately 8.41-acre site, the property has an estimated 5.75 acres of excess land available for expansion or additional construction. The air-conditioned office and warehouse areas offer immediate usability. The property is located in Edinburg's North Industrial Park, near national tenants such as FedEx, and provides immediate access to I-69C, facilitating north-south connectivity across the McAllen–Edinburg–Pharr MSA. The property is suitable for logistics, distribution, light industrial, or owner-users.
Key Highlights
- Excellent Location: Situated in Edinburg's North Industrial Park with immediate access to I‑69C, providing strong regional connectivity.
- Significant Warehouse Space: Features ±20,100 SF of warehouse space, suitable for various industrial uses.
- Expansion Potential: Includes ±5.75 acres of excess land, allowing for future development or expansion.
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
$177,846
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
7.26%
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%
$3,556,920
$3.6M
Cap Rate 7%
$2,540,657
$2.5M
Cap Rate 9%
$1,976,067
$2.0M
Market Conditions
NOI Build-Up for 24,116 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
$217.0K $9.00/SF
− Vacancy
−$7.8K −$0.32/SF
EGI
$209.2K $8.68/SF
− OpEx
−$31.4K −$1.30/SF
NOI
$177.8K $7.37/SF
Area
Edinburg, TX
Vacancy
3.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,556,920
Cap Rate 7%
$2,540,657
Cap Rate 9%
$1,976,067
Alternative Uses
Best Use
Office B
$4.93M
$4.32M – $5.76M
NOI $345,317 @ 7.0% cap · market cap 14.09%
Second Best
Warehouse
$2.54M
$2.22M – $2.96M
NOI $177,846 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$6.26M
$5.48M – $7.30M
NOI $438,024 @ 7.0% cap · market cap 17.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial property in Edinburg's North Industrial Park with expansion potential.
Where is this industrial property located?
The property is located at 600 Independence Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: Excellent Location: Situated in Edinburg's North Industrial Park with immediate access to I‑69C, providing strong regional connectivity.; Significant Warehouse Space: Features ±20,100 SF of warehouse space, suitable for various industrial uses.; Expansion Potential: Includes ±5.75 acres of excess land, allowing for future development or expansion.
