Commercial Land Tract with
For Sale
$520,000
9102 N Expressway 281, Edinburg, TX 78542
Commercial General zoned land with active city water and electricity, featuring a small office and metal storage structure.
Property Size4,840 SF
Price / SF$107.44
Days on Market476
Property Features for 9102 N Expressway 281
General Information
Standard status
Active
Size
4,840 SF
Taxes and HOA fees
Annual Taxes
$12,505
Listing Agency:
Dolce Vita Realty
(956) 322-8478
Listed By:
Nitza Alvarez
(956) 320-1259
Source:
Exprealty
Added: May 19, 2025
Changed: Sep 4
Last Checked: Sep 5 at 1:53PM
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 Dolce Vita Realty
Investment Insights
Based on property information with market context.
This commercial land tract offers a paved, business-ready yard configuration with existing improvements that include a small office building and a metal storage structure. Active city water and electricity are in place for site operations. The property is being offered for sale with current tire inventory and shop equipment to be cleared, with owners requesting up to 60 days post-closing to remove all items.
The site is positioned on the I-69C corridor with frontage on Expressway 281 (I-69C). It is located about one minute north of Love’s Travel Stop, placing it in close proximity to a heavy-vehicle, logistics-oriented use area.
According to the city of Edinburg GIS map, the property is zoned Commercial General.
The site is positioned on the I-69C corridor with frontage on Expressway 281 (I-69C). It is located about one minute north of Love’s Travel Stop, placing it in close proximity to a heavy-vehicle, logistics-oriented use area.
According to the city of Edinburg GIS map, the property is zoned Commercial General.
Key Highlights
- 2.26 net acre commercial tract with frontage on Expressway 281 (I‑69C)
- Located 1 minute north of Love’s Travel Stop for convenient access to the I‑69C corridor
- Commercial General zoning per city of Edinburg GIS map
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
$35,693
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
6.86%
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%
$713,860
$713.9K
Cap Rate 7%
$509,900
$509.9K
Cap Rate 9%
$396,589
$396.6K
Market Conditions
NOI Build-Up for 4,840 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
$43.6K $9.00/SF
− Vacancy
−$1.6K −$0.32/SF
EGI
$42.0K $8.68/SF
− OpEx
−$6.3K −$1.30/SF
NOI
$35.7K $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%
$713,860
Cap Rate 7%
$509,900
Cap Rate 9%
$396,589
Alternative Uses
Best Use
Warehouse
$509.9K
$446.2K – $594.9K
NOI $35,693 @ 7.0% cap · market cap 6.86%
Second Best
Industrial
$400.8K
$350.7K – $467.6K
NOI $28,058 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $87,910 @ 7.0% cap · market cap 16.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 78542, TX
84,678
Population
25,198
Households
3.4
Avg Household Size
28
Median Age
13%
College-Educated
64%
High-School Grad
176.0 sq mi
ZIP Area
481
Density / Sq Mi
$52,962
Median Household Income
$30,377
Median Earnings
$876
Median Rent
$123,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial General zoned land with active city water and electricity, featuring a small office and metal storage structure.
Where is this commercial land located?
The property is located at 9102 N Expressway 281 Edinburg, TX.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 2.26 net acre commercial tract with frontage on Expressway 281 (I‑69C); Located 1 minute north of Love’s Travel Stop for convenient access to the I‑69C corridor; Commercial General zoning per city of Edinburg GIS map
