Tilt Wall Flex
For Sale
Contact for pricing
1400 E Nolana Ave, McAllen, TX 78504
Tilt wall flex facility with office buildout and production space, featuring four dock-high and four at-grade overhead doors.
Property Size88,970 SF
Price / SF$147.24
Days on Market670
Property Features for 1400 E Nolana Ave
General Information
Standard status
Active
Size
88,970 SF
Class
Class A
Property subtype
OFFICE
Warehouse & Industrial
Dock-High Doors
4
Drive-In Doors
4
Building Details
Construction
tilt wall
Listing Agency:
Sperry Commercial Global Affiliates - The Arriaga Group
(956) 682-1111
Listed By:
Adrian Arriaga · License ##0450641
(956) 279-8970
Source:
Moodyscre
Added: Nov 20, 2024
Changed: Sep 3
Last Checked: Sep 20 at 11:24AM
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 Sperry Commercial Global Affiliates - The Arriaga Group
Investment Insights
Based on property information with market context.
This tilt wall flex facility is well-built and configured with office improvements in approximately half of the building and production space in the other half. The property includes four dock-high loading doors and four at-grade overhead doors, supporting both dock and drive-up operations.
The site is located at 1400 E Nolana Ave in McAllen, Texas. Its mixed office and production layout is suited to users seeking an on-site workspace alongside industrial functionality.
The building’s design accommodates two distinct uses under one roof, with loading capacity provided through both dock-high and at-grade doors.
The site is located at 1400 E Nolana Ave in McAllen, Texas. Its mixed office and production layout is suited to users seeking an on-site workspace alongside industrial functionality.
The building’s design accommodates two distinct uses under one roof, with loading capacity provided through both dock-high and at-grade doors.
Key Highlights
- Tilt‑wall building with flex layout: half built out as Class A office space and half as production space
- Includes four dock‑high loading doors
- Includes four at‑grade overhead doors
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
$551,217
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
4.21%
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%
$11,024,340
$11.0M
Cap Rate 7%
$7,874,529
$7.9M
Cap Rate 9%
$6,124,633
$6.1M
Market Conditions
NOI Build-Up for 88,970 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
$902.2K $10.14/SF
− Vacancy
−$54.1K −$0.61/SF
EGI
$848.0K $9.53/SF
− OpEx
−$296.8K −$3.34/SF
NOI
$551.2K $6.20/SF
Area
McAllen, TX
Vacancy
6.00%
Lease Rate
$10.14 /SF/Yr
Expense Ratio
35.00%
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%
$11,024,340
Cap Rate 7%
$7,874,529
Cap Rate 9%
$6,124,633
Alternative Uses
Best Use
Flex RnD
$7.87M
$6.89M – $9.19M
NOI $551,217 @ 7.0% cap · market cap 4.21%
Second Best
Industrial
$7.80M
$6.82M – $9.10M
NOI $545,833 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$24.16M
$21.14M – $28.19M
NOI $1,691,142 @ 7.0% cap · market cap 12.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Dock-high doors
4
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,758
Businesses Nearby
Under-served
Demand for This Use
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
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- City Cafe & Catering — 2901 N 10th St Suite H, McAllen, TX 78501
- Luby's — 4901 N 10th St, McAllen, TX 78504
Frequently Asked Questions
What type of property is this?
Flex space - Tilt wall flex facility with office buildout and production space, featuring four dock-high and four at-grade overhead doors.
Where is this flex space located?
The property is located at 1400 E Nolana Ave McAllen, TX.
What is the asking price?
The asking price for this property is $13,100,000.
What are key features of this property?
This property features: Tilt‑wall building with flex layout: half built out as Class A office space and half as production space; Includes four dock‑high loading doors; Includes four at‑grade overhead doors
