Medical Office with Surgical
For Sale
$349,995
Pending
1649 SAM HOUSTON, Harlingen, TX 78550
COMMERCIAL - HARLINGEN, TX
Property Size3,092 SF
Lot Size0.28 Acres
Days on Market119
Property Features for 1649 SAM HOUSTON
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
ARROYO ESTATES
Standard status
Pending
Size
3,092 SF
Lot size
0.28 Acres
Amenities
dedicated surgical suite
dual HVAC system with engineered laminar flow
segmented positive and negative pressure zones
HEPA filtration
UV sterilization
3-phase electrical
central suction
medical air/O2 K-tanks
water filtration system
backup diesel power generator with automatic transfer switch
steel reinforced ceiling-mounted OR lighting
stainless steel scrub sink
steam sterilizer
Building Details
Year built
1956
Floors in Building
1
Listing Agency:
GRT Realty
(956) 254-0869
Listed By:
Craig Grove · License #296405_548
(956) 832-4458
Added: May 3
Changed: Aug 4
Last Checked: Aug 29 at 7:06PM
MLS# 29776118
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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.
This full medical office property offers approximately 3,092 square feet of space and includes a dedicated surgical suite with Class C capabilities for in-office procedures. The surgical suite is designed with engineered laminar flow and segmented positive and negative pressure zones, along with HEPA filtration and UV sterilization. Additional OR features include ceiling-mounted OR lighting, a stainless steel scrub sink, and a steam sterilizer.
The building is supported by medical-focused infrastructure including a dual HVAC system, 3-phase electrical, central suction, and medical air/O2 K-tanks, plus a water filtration system. A backup diesel power generator with an automatic transfer switch is also in place.
Located in Harlingen, Texas, the property is described as being just one block from Valley Baptist Medical Center, supporting convenient access to hospital services for specialized outpatient care.
The building is supported by medical-focused infrastructure including a dual HVAC system, 3-phase electrical, central suction, and medical air/O2 K-tanks, plus a water filtration system. A backup diesel power generator with an automatic transfer switch is also in place.
Located in Harlingen, Texas, the property is described as being just one block from Valley Baptist Medical Center, supporting convenient access to hospital services for specialized outpatient care.
Key Highlights
- Full medical office built in 1956 with over 3,000 sq. ft., located one block from Valley Baptist Medical Center
- Dedicated surgical suite with Class C capabilities for in‑office procedures
- Dual HVAC system with engineered laminar flow, segmented positive/negative pressure zones, HEPA filtration, and UV sterilization
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
$28,385
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
8.11%
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%
$567,700
$567.7K
Cap Rate 7%
$405,500
$405.5K
Cap Rate 9%
$315,389
$315.4K
Market Conditions
NOI Build-Up for 3,092 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
$55.7K $18.00/SF
− Vacancy
−$17.8K −$5.76/SF
EGI
$37.8K $12.24/SF
− OpEx
−$9.5K −$3.06/SF
NOI
$28.4K $9.18/SF
Area
Cameron County, TX
Vacancy
32.00%
Lease Rate
$18.00 /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%
$567,700
Cap Rate 7%
$405,500
Cap Rate 9%
$315,389
Alternative Uses
Best Use
Healthcare Medical
$532.4K
$465.8K – $621.1K
NOI $37,267 @ 7.0% cap · market cap 10.65%
Second Best
Office B
$405.5K
$354.8K – $473.1K
NOI $28,385 @ 7.0% cap · market cap 8.11%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,282
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78550, TX
56,038
Population
22,347
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
77%
High-School Grad
94.2 sq mi
ZIP Area
595
Density / Sq Mi
$51,524
Median Household Income
$32,065
Median Earnings
$863
Median Rent
$120,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Medical Office Space - Full medical office about 3,092 sq. ft. one block from Valley Baptist Medical Center, featuring a dedicated surgical suite.
Where is this medical office space located?
The property is located at 1649 SAM HOUSTON Harlingen, TX.
What is the asking price?
The asking price for this property is $349,995.
What are key features of this property?
This property features: Full medical office built in 1956 with over 3,000 sq. ft., located one block from Valley Baptist Medical Center; Dedicated surgical suite with Class C capabilities for in‑office procedures; Dual HVAC system with engineered laminar flow, segmented positive/negative pressure zones, HEPA filtration, and UV sterilization
