Medical Office Space With Anesthesia
For Sale
$795,000
2401 Cornerstone Boulevard, Edinburg, TX 78539
Commercial Sale, Edinburg, TX
Property Size4,644 SF
Lot Size0.11 Acres
Price / SF$171.19
Days on Market94
Property Features for 2401 Cornerstone Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
16
Security features
Security System
Appliances
Electric Water Heater, Water Heater (Other Location)
Subdivision
Cornerstone Medical Park
Directions
From McColl and Trenton head East. Turn Right on Cornerstone Blvd.
Standard status
Active
APN
C823002006000500
Size
4,644 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
12183
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Amenities
shared break room
Building Details
Year built
2007
Floors in Building
1
Building materials
Stucco
Roof type
Metal, Flat
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Deldi M. Ortegon · License #0433744
(956) 225-5509
Added: Jun 12
Changed: Sep 12
Last Checked: Sep 13 at 2:06PM
MLS# 506884
Copyright © 2026 Greater McAllen Association of Realtors. 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 4,644-square-foot medical office property, built in 2007, is configured for clinical and administrative operations. The floor plan includes multiple rooms for consultations, examinations, procedures, and office functions, with tile flooring throughout. A State-issued Level 2 Anesthesia License is included, and the property provides access to a shared break room equipped for staff use.
The office is located at 2401 Cornerstone Boulevard in Edinburg, within the medical district serving North McAllen and Edinburg. Banks, restaurants, and major highways are nearby, while on-site parking supports patients and staff. The building has stucco construction, a flat metal roof, central heating, and central air conditioning.
The office is located at 2401 Cornerstone Boulevard in Edinburg, within the medical district serving North McAllen and Edinburg. Banks, restaurants, and major highways are nearby, while on-site parking supports patients and staff. The building has stucco construction, a flat metal roof, central heating, and central air conditioning.
Key Highlights
- 4,644 SF medical office property built in 2007
- State‑issued Level 2 Anesthesia License included
- Multiple rooms for consultations, examinations, procedures, and administrative functions
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
$66,497
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
8.36%
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%
$1,329,940
$1.3M
Cap Rate 7%
$949,957
$950.0K
Cap Rate 9%
$738,856
$738.9K
Market Conditions
NOI Build-Up for 4,644 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
$103.1K $22.20/SF
− Vacancy
−$14.4K −$3.11/SF
EGI
$88.7K $19.09/SF
− OpEx
−$22.2K −$4.77/SF
NOI
$66.5K $14.32/SF
Area
Edinburg, TX
Vacancy
14.00%
Lease Rate
$22.20 /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%
$1,329,940
Cap Rate 7%
$949,957
Cap Rate 9%
$738,856
Alternative Uses
Best Use
Office B
$950.0K
$831.2K – $1.11M
NOI $66,497 @ 7.0% cap · market cap 8.36%
Second Best
Healthcare Medical
$838.3K
$733.5K – $978.0K
NOI $58,682 @ 7.0% cap · market cap 7.38%
Theoretical Best
Office A
$1.21M
$1.05M – $1.41M
NOI $84,350 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,347
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Built-out clinical layout with consultation, examination, procedure, and administrative rooms.
Where is this medical office space located?
The property is located at 2401 Cornerstone Boulevard Edinburg, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 4,644 SF medical office property built in 2007; State‑issued Level 2 Anesthesia License included; Multiple rooms for consultations, examinations, procedures, and administrative functions
