Medical Office Suites with Exam
For Sale
Contact for pricing
2711 #9 10 11 12, Edinburg, TX 78539
Medical-office layout includes multiple exam rooms, reception and waiting space, and staff amenities for healthcare practices.
Property Size12,000 SF
Price / SF$185
Days on Market70
Property Features for 2711 #9 10 11 12
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
24
Property subtype
Office
Building Details
Year Built
2003
Listing Agency:
Alliance Real Estate Group
(956) 340-4633
Listed By:
Fernando Pacheco · License #9003075
Source:
Crexi
Added: Jun 1
Changed: Aug 8
Last Checked: Aug 7 at 2:13AM
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 Alliance Real Estate Group
Investment Insights
Based on property information with market context.
This medical-professional office property is built around a clean, functional layout intended to support healthcare and professional services. Interiors include a spacious reception and waiting area, reception workspace, billing and records rooms, and dedicated file storage. Patient-facing features include fully equipped exam rooms, along with private and public restrooms. The back-of-house space is designed for daily operations with a nurses’ station, a recovery room, a break room, staff lockers, and additional large private offices. There is also a conference room for meetings and care coordination.
The property is located near DHR Health and Edinburg Regional Medical Center, providing convenient access for patients, staff, and providers. The offering includes multiple suites identified as 2711 #9, 10, 11, and 12.
For tenants or buyers looking for an office environment already arranged for clinical workflows, the presence of exam rooms, billing and records space, and recovery and nursing areas can reduce the need for major layout changes. It may also suit medical groups and related professional practices that require both patient-facing rooms and dedicated administrative and staff areas.
The property is located near DHR Health and Edinburg Regional Medical Center, providing convenient access for patients, staff, and providers. The offering includes multiple suites identified as 2711 #9, 10, 11, and 12.
For tenants or buyers looking for an office environment already arranged for clinical workflows, the presence of exam rooms, billing and records space, and recovery and nursing areas can reduce the need for major layout changes. It may also suit medical groups and related professional practices that require both patient-facing rooms and dedicated administrative and staff areas.
Key Highlights
- Built in 2003 medical‑professional office space with a functional layout for healthcare and professional practices
- Includes a spacious reception and waiting area plus a reception workspace and billing/records rooms
- Multiple exam rooms with fully equipped exam‑room setup, including private and public restrooms
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
$171,828
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
7.74%
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%
$3,436,560
$3.4M
Cap Rate 7%
$2,454,686
$2.5M
Cap Rate 9%
$1,909,200
$1.9M
Market Conditions
NOI Build-Up for 12,000 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
$266.4K $22.20/SF
− Vacancy
−$37.3K −$3.11/SF
EGI
$229.1K $19.09/SF
− OpEx
−$57.3K −$4.77/SF
NOI
$171.8K $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%
$3,436,560
Cap Rate 7%
$2,454,686
Cap Rate 9%
$1,909,200
Alternative Uses
Best Use
Office B
$2.45M
$2.15M – $2.86M
NOI $171,828 @ 7.0% cap · market cap 7.74%
Second Best
Healthcare Medical
$2.17M
$1.90M – $2.53M
NOI $151,632 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,958 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
549
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
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 - Medical-office layout includes multiple exam rooms, reception and waiting space, and staff amenities for healthcare practices.
Where is this medical office space located?
The property is located at 2711 #9 10 11 12 Edinburg, TX.
What is the asking price?
The asking price for this property is $2,220,000.
What are key features of this property?
This property features: Built in 2003 medical‑professional office space with a functional layout for healthcare and professional practices; Includes a spacious reception and waiting area plus a reception workspace and billing/records rooms; Multiple exam rooms with fully equipped exam‑room setup, including private and public restrooms
