Updated Interior Retail
For Sale
$279,000
524 Closner Boulevard, Edinburg, TX 78539
Extensively updated interior unit within a three-unit retail complex with an in-place lease through February 2028.
Property Size2,000 SF
Price / SF$139.50
Days on Market496
Property Features for 524 Closner Boulevard
General Information
Standard status
Active
Size
2,000 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,100
Amenities
Central Air, Electric
Parking.
130 Parking Spaces. Paved Driveway, Handicap Parking, On Street, Off Street.
Handicapped Access. Downtown, City Road, Paved Road.
Building Details
Year Built
2002
Listing Agency:
(956) 821-0547
Listed By:
Signature Properties
(956) 821-0547
Source:
Xome
Added: Apr 16, 2025
Changed: Aug 12
Last Checked: Aug 24 at 3:31AM
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 Signature Properties
Investment Insights
Based on property information with market context.
This extensively updated interior unit is located within a multi-unit retail complex. The offering consists of one of three total units available in the complex, and the current lease runs through 2/2028.
The property is for sale at 524 S Closner Boulevard in Edinburg, Texas. Buyers should review the existing lease terms in detail, along with the available unit options within the complex, as applicable.
The property is for sale at 524 S Closner Boulevard in Edinburg, Texas. Buyers should review the existing lease terms in detail, along with the available unit options within the complex, as applicable.
Key Highlights
- Interior unit in a 3‑unit retail complex
- Extensively updated interior unit with central air and electric cooling
- In‑place lease runs through 2/2028
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
$22,289
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
7.99%
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%
$445,780
$445.8K
Cap Rate 7%
$318,414
$318.4K
Cap Rate 9%
$247,656
$247.7K
Market Conditions
NOI Build-Up for 2,000 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
$34.8K $17.40/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$31.8K $15.92/SF
− OpEx
−$9.6K −$4.78/SF
NOI
$22.3K $11.14/SF
Area
Edinburg, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$445,780
Cap Rate 7%
$318,414
Cap Rate 9%
$247,656
Alternative Uses
Best Use
Retail
$318.4K
$278.6K – $371.5K
NOI $22,289 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.9K
$454.1K – $605.4K
NOI $36,326 @ 7.0% cap · market cap 13.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,088
Businesses Nearby
Balanced
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Extensively updated interior unit within a three-unit retail complex with an in-place lease through February 2028.
Where is this storefront property located?
The property is located at 524 Closner Boulevard Edinburg, TX.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Interior unit in a 3‑unit retail complex; Extensively updated interior unit with central air and electric cooling; In‑place lease runs through 2/2028
