Versatile Strip Center in
For Sale
$2,950,000
2104 S Mccoll Rd, Edinburg, TX 78541
9,622 SF strip center suitable for various businesses.
Property Size9,622 SF
Lot Size1.00 Acre
Price / SF$306.59
Days on Market158
Property Features for 2104 S Mccoll Rd
General Information
Standard status
Active
Size
9,622 SF
Lot size
1.00 Acre
Taxes and HOA fees
Annual Taxes
$21,808
Listing Agency:
NAI STX
(956) 227-8000
Listed By:
Laura Liza Paz · License ##437175
(956) 227-8000
Source:
Exprealty
Added: Mar 19
Changed: Aug 23
Last Checked: Aug 23 at 3:01AM
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 NAI STX
Investment Insights
Based on property information with market context.
This strip center offers an opportunity for office, retail, medical, or professional service users in a McAllen location. The property features 9,622 square feet of space, situated on 1.00 gross acres. It is suitable for tenants seeking a buildout to suit their specific business needs. Located minutes from The University of Texas, the location benefits from consistent traffic, convenient access, and proximity to surrounding retail, dining, and service amenities. The center is designed for functionality and accessibility, with ample on-site parking to accommodate both clients and employees. This property provides a chance to establish or expand a presence in a commercial corridor, offering visibility, exposure, and a flexible layout that supports a variety of business operations.
Key Highlights
- High‑visibility location in McAllen, ideal for attracting customers.
- Versatile 9,622 square feet of space suitable for office, retail, medical, or professional services.
- Ample on‑site parking for clients and employees.
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
$107,234
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
3.64%
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%
$2,144,680
$2.1M
Cap Rate 7%
$1,531,914
$1.5M
Cap Rate 9%
$1,191,489
$1.2M
Market Conditions
NOI Build-Up for 9,622 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
$167.4K $17.40/SF
− Vacancy
−$14.2K −$1.48/SF
EGI
$153.2K $15.92/SF
− OpEx
−$46.0K −$4.78/SF
NOI
$107.2K $11.14/SF
Area
Edinburg, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$2,144,680
Cap Rate 7%
$1,531,914
Cap Rate 9%
$1,191,489
Alternative Uses
Best Use
Retail
$1.53M
$1.34M – $1.79M
NOI $107,234 @ 7.0% cap · market cap 3.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.50M
$2.18M – $2.91M
NOI $174,766 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
322
Businesses Nearby
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - 9,622 SF strip center suitable for various businesses.
Where is this strip mall located?
The property is located at 2104 S Mccoll Rd Edinburg, TX.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: High‑visibility location in McAllen, ideal for attracting customers.; Versatile 9,622 square feet of space suitable for office, retail, medical, or professional services.; Ample on‑site parking for clients and employees.
