Renovated Medical Office
For Sale
$450,000
2019 W Nolana Ave., McAllen, TX 78504
Existing dental build-out with treatment rooms, laboratory, sterilization area, offices, reception, and storage.
Property Size1,600 SF
Price / SF$281.25
Days on Market9
Property Features for 2019 W Nolana Ave.
General Information
Standard status
Active
Size
1,600 SF
Class
A
Property subtype
Office
Additional Details
Furnished
No
Building Details
Building Size
1,600 SF
Year Built
1993
Listed By:
Laura Liza Paz, SIOR · License #TX #437175
(956) 227-8000
Source:
Naiglobal
Added: Aug 26
Changed: Aug 29
Last Checked: Sep 2 at 3:33PM
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 Laura Liza Paz, SIOR
Investment Insights
Based on property information with market context.
This recently renovated medical office space includes approximately 1,600 SF configured for dental or orthodontic operations. The existing layout provides five treatment rooms, a reception area, sterilization room, laboratory, private offices, and additional storage. Dental furniture, fixtures, and equipment are available separately.
Built in 1993, the property is located at 2019 W. Nolana Ave. in McAllen, within the established Nolana Avenue corridor. The prior orthodontic practice use and specialized build-out provide a physical configuration suited to dental, orthodontic, medical, or professional office operations.
Built in 1993, the property is located at 2019 W. Nolana Ave. in McAllen, within the established Nolana Avenue corridor. The prior orthodontic practice use and specialized build-out provide a physical configuration suited to dental, orthodontic, medical, or professional office operations.
Key Highlights
- Recently renovated approximately 1,600 SF medical office space
- Five treatment rooms within the existing dental build‑out
- Dedicated sterilization room and laboratory
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
$21,420
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
4.76%
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%
$428,400
$428.4K
Cap Rate 7%
$306,000
$306.0K
Cap Rate 9%
$238,000
$238.0K
Market Conditions
NOI Build-Up for 1,600 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
$33.6K $21.00/SF
− Vacancy
−$5.0K −$3.15/SF
EGI
$28.6K $17.85/SF
− OpEx
−$7.1K −$4.46/SF
NOI
$21.4K $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%
$428,400
Cap Rate 7%
$306,000
Cap Rate 9%
$238,000
Alternative Uses
Best Use
Office B
$306.0K
$267.8K – $357.0K
NOI $21,420 @ 7.0% cap · market cap 4.76%
Second Best
Healthcare Medical
$296.2K
$259.2K – $345.6K
NOI $20,736 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$434.5K
$380.2K – $506.9K
NOI $30,413 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,600
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Inner Link — 3616 N 23rd St, McAllen, TX 78501
Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing dental build-out with treatment rooms, laboratory, sterilization area, offices, reception, and storage.
Where is this medical office space located?
The property is located at 2019 W Nolana Ave. McAllen, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Recently renovated approximately 1,600 SF medical office space; Five treatment rooms within the existing dental build‑out; Dedicated sterilization room and laboratory
