Medical Office with Anesthesia
For Sale
$795,000
2401 Cornerstone Boulevard, Edinburg, TX 78539
Professional medical office with multiple procedure-ready rooms and a Level 2 anesthesia license.
Property Size4,644 SF
Price / SF$265
Days on Market90
Property Features for 2401 Cornerstone Boulevard
General Information
Standard status
Active
Size
4,644 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$12,183
Building Details
Building Size
4,644 SF
Year Built
2007
Listing Agency:
Keller Williams Realty RGV
Listed By:
Deldi M. Ortegon · License #0433744
(956) 566-8377
Source:
Primeluxuryrealestate
Added: Jun 16
Changed: Sep 9
Last Checked: Sep 13 at 1:20PM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
This medical office suite is designed for clinical operations, with multiple rooms that can support consultations, examinations, procedures, and administrative needs. Interior finishes include porcelain tile flooring, providing a clean, polished environment for both patients and staff. The property also features access to a shared, well-equipped break room.
Located at 2401 Cornerstone Boulevard in Edinburg, the space offers convenient access for patients and employees, along with ample parking. The surrounding area includes banks, restaurants, and major highways, supporting an efficient daily commute and patient access.
The suite is well-suited for healthcare providers seeking a functional office configuration and the benefit of a State-issued Level 2 Anesthesia License. In addition, rent includes water, electricity, and high-speed internet, which can simplify budgeting for day-to-day operations. The combination of clinical room layout, shared amenities, and on-site parking makes this an appropriate fit for medical practices that want an organized, professional setting for patient care and administration.
Located at 2401 Cornerstone Boulevard in Edinburg, the space offers convenient access for patients and employees, along with ample parking. The surrounding area includes banks, restaurants, and major highways, supporting an efficient daily commute and patient access.
The suite is well-suited for healthcare providers seeking a functional office configuration and the benefit of a State-issued Level 2 Anesthesia License. In addition, rent includes water, electricity, and high-speed internet, which can simplify budgeting for day-to-day operations. The combination of clinical room layout, shared amenities, and on-site parking makes this an appropriate fit for medical practices that want an organized, professional setting for patient care and administration.
Key Highlights
- 3,000 sq. ft. medical office space for lease in North McAllen
- State‑issued Level 2 anesthesia license included with the space
- Layout includes multiple rooms for consultations, examinations, procedures, and administrative use
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
$42,957
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
5.40%
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%
$859,140
$859.1K
Cap Rate 7%
$613,671
$613.7K
Cap Rate 9%
$477,300
$477.3K
Market Conditions
NOI Build-Up for 3,000 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
$66.6K $22.20/SF
− Vacancy
−$9.3K −$3.11/SF
EGI
$57.3K $19.09/SF
− OpEx
−$14.3K −$4.77/SF
NOI
$43.0K $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%
$859,140
Cap Rate 7%
$613,671
Cap Rate 9%
$477,300
Alternative Uses
Best Use
Office B
$613.7K
$537.0K – $716.0K
NOI $42,957 @ 7.0% cap · market cap 5.40%
Second Best
Healthcare Medical
$541.5K
$473.9K – $631.8K
NOI $37,908 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$778.4K
$681.1K – $908.2K
NOI $54,490 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,347
Businesses Nearby
Under-served
Demand for This Use
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Professional medical office with multiple procedure-ready rooms and a Level 2 anesthesia license.
Where is this medical office space located?
The property is located at 2401 Cornerstone Boulevard Edinburg, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,000 sq. ft. medical office space for lease in North McAllen; State‑issued Level 2 anesthesia license included with the space; Layout includes multiple rooms for consultations, examinations, procedures, and administrative use
