Medical Office
For Sale
$2,252,250
2601 Cornerstone Boulevard, Edinburg, TX 78539
Established medical facility within Cornerstone Medical Park, near hospitals, retail, and restaurants.
Property Size15,953 SF
Price / SF$141.18
Days on Market48
Property Features for 2601 Cornerstone Boulevard
General Information
Standard status
Active
Size
15,953 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$57,635
Building Details
Building Size
15,953 SF
Year Built
2001
Buildings
1
Listing Agency:
Elevate Real Estate
Listed By:
Daniela Saenz · License #801068586
(956) 445-3563
Source:
Primeluxuryrealestate
Added: Aug 2
Changed: Sep 10
Last Checked: Sep 17 at 12:38AM
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 Elevate Real Estate
Investment Insights
Based on property information with market context.
This 15,953-square-foot medical office building was constructed in 2001 and is positioned within Cornerstone Medical Park. The property is configured for professional healthcare use and offers a substantial footprint for medical providers, specialists, or practice operations. The building is being offered in its existing condition, with buyers responsible for verifying property details and conducting their own due diligence.
Located at 2601 Cornerstone Boulevard in Edinburg, the property is near major hospitals, retail, and restaurants. Its setting within a medical-focused park provides a recognizable professional environment for healthcare operations, while the surrounding amenities support convenient access for occupants and visitors.
Located at 2601 Cornerstone Boulevard in Edinburg, the property is near major hospitals, retail, and restaurants. Its setting within a medical-focused park provides a recognizable professional environment for healthcare operations, while the surrounding amenities support convenient access for occupants and visitors.
Key Highlights
- 15,953‑square‑foot medical office building
- Located within Cornerstone Medical Park
- Constructed in 2001
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
$201,582
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
8.95%
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%
$4,031,640
$4.0M
Cap Rate 7%
$2,879,743
$2.9M
Cap Rate 9%
$2,239,800
$2.2M
Market Conditions
NOI Build-Up for 15,953 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
$373.3K $23.40/SF
− Vacancy
−$37.3K −$2.34/SF
EGI
$336.0K $21.06/SF
− OpEx
−$134.4K −$8.42/SF
NOI
$201.6K $12.64/SF
Area
Edinburg, TX
Vacancy
10.00%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
40.00%
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%
$4,031,640
Cap Rate 7%
$2,879,743
Cap Rate 9%
$2,239,800
Alternative Uses
Best Use
Office B
$3.26M
$2.86M – $3.81M
NOI $228,431 @ 7.0% cap · market cap 10.14%
Second Best
Healthcare Medical
$2.88M
$2.52M – $3.36M
NOI $201,582 @ 7.0% cap · market cap 8.95%
Theoretical Best
Office A
$4.14M
$3.62M – $4.83M
NOI $289,758 @ 7.0% cap · market cap 12.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Established medical facility within Cornerstone Medical Park, near hospitals, retail, and restaurants.
Where is this medical office space located?
The property is located at 2601 Cornerstone Boulevard Edinburg, TX.
What is the asking price?
The asking price for this property is $2,252,250.
What are key features of this property?
This property features: 15,953‑square‑foot medical office building; Located within Cornerstone Medical Park; Constructed in 2001
