Free Standing Office
For Sale
Contact for pricing
Pending
2017 E Tyler Avenue, Harlingen, TX 78550
Free standing office building in Harlingen, Texas for sale.
Property Size1,500 SF
Days on Market108
Property Features for 2017 E Tyler Avenue
General Information
Standard status
Pending
Size
1,500 SF
Class
B
Total Parking Spaces
8
Property subtype
Office
Zoning
GR-General Retail
Investment Type
Net Lease
Building Details
Year Built
1997
Units
8
Tenancy
Single
Listing Agency:
MARCUS PHIPPS R.E. - COMMERCIAL DIVISION
(956) 793-9993
Listed By:
Pauline Zurovec · License #568880
Source:
Crexi
Added: May 14
Changed: Aug 8
Last Checked: Jul 24 at 2:17PM
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 MARCUS PHIPPS R.E. - COMMERCIAL DIVISION
Investment Insights
Based on property information with market context.
This free-standing office building, constructed around 1997, features an attractive exterior and front and rear parking for approximately 7-8 vehicles. The building has a brick veneer exterior, concrete foundation, central air and heat, and a composition roof. Yard signage and a sprinkler system are present. The floor plan includes a reception area, a large open area suitable for conferences, training, or partitions, three or four individual offices, a file area, and a kitchen area. The property is located on E. Tyler Avenue between 19th and 21st Street in Harlingen, Texas. It is situated approximately two blocks south of Loop 499 and less than 10 minutes from Harlingen International Airport, with proximity to medical centers. The Harlingen Industrial Park and Port of Harlingen are located less than 1-2 miles south of the site. The surrounding area of E. Tyler is experiencing recent growth, with newly constructed offices, medical buildings, and retail establishments along this corridor.
Key Highlights
- Prime location on E. Tyler Ave. in a high‑growth area with new offices, medical buildings, and retail.
- Convenient access to Loop 499, Harlingen International Airport, Harlingen Industrial Park, and Port of Harlingen.
- Free‑standing office building with attractive exterior and front & rear parking for 7‑8 vehicles.
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
$13,770
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
5.30%
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%
$275,400
$275.4K
Cap Rate 7%
$196,714
$196.7K
Cap Rate 9%
$153,000
$153.0K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$8.6K −$5.76/SF
EGI
$18.4K $12.24/SF
− OpEx
−$4.6K −$3.06/SF
NOI
$13.8K $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%
$275,400
Cap Rate 7%
$196,714
Cap Rate 9%
$153,000
Alternative Uses
Best Use
Office B
$196.7K
$172.1K – $229.5K
NOI $13,770 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$258.3K
$226.0K – $301.3K
NOI $18,079 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
881
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office building - Free standing office building in Harlingen, Texas for sale.
Where is this office building located?
The property is located at 2017 E Tyler Avenue Harlingen, TX.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Prime location on E. Tyler Ave. in a high‑growth area with new offices, medical buildings, and retail.; Convenient access to Loop 499, Harlingen International Airport, Harlingen Industrial Park, and Port of Harlingen.; Free‑standing office building with attractive exterior and front & rear parking for 7‑8 vehicles.
