Office Units with Adaptable
New
For Sale
$875,000
1305 E Nolana Avenue, McAllen, TX 78504
Commercial Sale, McAllen, TX
Property Size5,520 SF
Lot Size0.28 Acres
Price / SF$158.51
Days on Market1
Property Features for 1305 E Nolana Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
75
Parking features
Special Needs
Appliances
Electric Water Heater
Subdivision
One Nolana Center
Lot features
Medical Complex, Office Complex
Directions
Use Google Maps
Standard status
Active
APN
Property ID 644663 & 644664
Size
5,520 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
14219
HOA Fee
$500 Monthly
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
2002
Floors in Building
1
Building materials
Stone
Roof type
Tile
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Alma Ruiz · License #0527158
(956) 451-5018
Added: Sep 9
Last Checked: Sep 9 at 9:06PM
MLS# 514750
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Suites H and I comprise a 5,520-square-foot office property built in 2002. The interior includes wood doors, built-in cabinetry, wall sconces, hardwood flooring in select areas, and four sets of restrooms. Central air and electric heating and cooling support the space, which also features stone construction and a tile roof.
The property is located near medical facilities and minutes from the expressway. Its existing configuration can be divided into two separate suites, providing flexibility for an owner-user or separate occupancy. The property is situated on a 0.2755-acre site in McAllen, Texas.
The property is located near medical facilities and minutes from the expressway. Its existing configuration can be divided into two separate suites, providing flexibility for an owner-user or separate occupancy. The property is situated on a 0.2755-acre site in McAllen, Texas.
Key Highlights
- 5,520 SF office property comprising Suites H and I
- Layout can be divided into two separate suites
- Near medical facilities and minutes from the expressway
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
$73,899
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
8.45%
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%
$1,477,980
$1.5M
Cap Rate 7%
$1,055,700
$1.1M
Cap Rate 9%
$821,100
$821.1K
Market Conditions
NOI Build-Up for 5,520 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
$115.9K $21.00/SF
− Vacancy
−$17.4K −$3.15/SF
EGI
$98.5K $17.85/SF
− OpEx
−$24.6K −$4.46/SF
NOI
$73.9K $13.39/SF
Area
McAllen, TX
Vacancy
15.00%
Lease Rate
$21.00 /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%
$1,477,980
Cap Rate 7%
$1,055,700
Cap Rate 9%
$821,100
Alternative Uses
Best Use
Office B
$1.06M
$923.7K – $1.23M
NOI $73,899 @ 7.0% cap · market cap 8.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.50M
$1.31M – $1.75M
NOI $104,924 @ 7.0% cap · market cap 11.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,184
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
Median Home Value
Check the figures for this property
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?
Office units - Spacious office property near medical facilities with a layout that can be separated into two suites.
Where is this office units located?
The property is located at 1305 E Nolana Avenue McAllen, TX.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 5,520 SF office property comprising Suites H and I; Layout can be divided into two separate suites; Near medical facilities and minutes from the expressway
