Retail Property on Major
For Sale
$2,950,000
2104 S Mccoll Road Edinburg, Edinburg, TX 78539
Retail property on South McColl Road, a primary north-south corridor serving Edinburg’s commercial and residential districts.
Property Size9,622 SF
Price / SF$306.59
Days on Market32
Property Features for 2104 S Mccoll Road Edinburg
General Information
Standard status
Active
Size
9,622 SF
Total Parking Spaces
34
Zoning
C3
Taxes and HOA fees
Annual Taxes
$21,808
Amenities
Tile
true
9622
HidalgoCAD
Strip Mall
1
34
199x162
Handicap,Paved
Paved Road
City Street
false
Building Details
Building Size
9,622 SF
Year Built
2018
Stories
1
Listing Agency:
(956) 625-0050
Listed By:
gerard valdez
(956) 625-0050
Source:
Goldenvalley-realestate
Added: Jul 13
Changed: Aug 10
Last Checked: Aug 10 at 11:47AM
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 gerard valdez
Investment Insights
Based on property information with market context.
This for-sale retail property is located along South McColl Road, one of Edinburg’s primary north–south corridors. The site is positioned to serve tenants within the surrounding commercial and residential districts and to benefit from the daytime population generated by nearby schools, medical offices, and retail centers.
The corridor is described as having strong daily traffic counts and functions as a connection between key east–west thoroughfares, including Freddy Gonzalez Drive and Canton Road, as well as nearby regional commercial centers. The immediate area is also noted for ongoing growth associated with the expansion of The University of Texas Rio Grande Valley and nearby residential development.
The property is offered for sale at 2104 S McColl Road, Edinburg, Texas.
The corridor is described as having strong daily traffic counts and functions as a connection between key east–west thoroughfares, including Freddy Gonzalez Drive and Canton Road, as well as nearby regional commercial centers. The immediate area is also noted for ongoing growth associated with the expansion of The University of Texas Rio Grande Valley and nearby residential development.
The property is offered for sale at 2104 S McColl Road, Edinburg, Texas.
Key Highlights
- Retail strip mall totaling 9,622 SF on a 1‑acre lot at 2018 construction
- 34 total parking spaces with paved, handicap parking and paved road frontage
- Building is on a city street with lot dimensions of 199x162
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
Current Use
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Retail property on South McColl Road, a primary north-south corridor serving Edinburg’s commercial and residential districts.
Where is this retail space located?
The property is located at 2104 S Mccoll Road Edinburg 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: Retail strip mall totaling 9,622 SF on a 1‑acre lot at 2018 construction; 34 total parking spaces with paved, handicap parking and paved road frontage; Building is on a city street with lot dimensions of 199x162
