Modern Office Building with Training
For Sale
$825,000
3107 S Sugar Road, Edinburg, TX 78539
Modern office building built in 2022 with private offices, training classroom, fitness area, and on-site parking.
Property Size4,500 SF
Price / SF$183.33
Days on Market164
Property Features for 3107 S Sugar Road
General Information
Standard status
Active
Size
4,500 SF
Total Parking Spaces
24
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,430
Amenities
private offices
wide hallways
professional lobby
mailboxes
24-seat training classroom
fitness area
dressing/locker rooms
security cameras
Central Air
3
24 Parking Spaces. Paved Driveway, Handicap Parking.
Community Exercise Area(s), Security Lighting. City Road.
Building Details
Year Built
2022
Listing Agency:
Enriquez Consulting Llc
(956) 249-0075
Listed By:
Oscar Enriquez
(956) 249-0075
Source:
Xome
Added: Mar 14
Changed: Aug 23
Last Checked: Aug 24 at 4:15AM
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 Enriquez Consulting Llc
Investment Insights
Based on property information with market context.
This modern office building was built in 2022 and offers a professional layout intended for client-ready use. The interior includes spacious private offices, wide hallways, and a professional lobby with mailboxes. Additional amenities include a 24-seat training classroom, a fitness area, and dressing/locker rooms. Security cameras are located inside and out, and the property is presented as turnkey and move-in ready.
The property is located on high-traffic Sugar Rd in Edinburg, with central access to area hospitals and the courthouse, as well as highways.
On-site parking is available with 24 spaces, and there is no HOA, providing flexibility for a range of professional and training-oriented uses.
The property is located on high-traffic Sugar Rd in Edinburg, with central access to area hospitals and the courthouse, as well as highways.
On-site parking is available with 24 spaces, and there is no HOA, providing flexibility for a range of professional and training-oriented uses.
Key Highlights
- Modern office building built in 2022 with approximately 4,500 SF
- High‑traffic Sugar Rd location in Edinburg with central access to highways, hospitals, and the courthouse
- Includes spacious private offices, wide hallways, and a professional lobby with mailboxes
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
$64,436
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
7.81%
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%
$1,288,720
$1.3M
Cap Rate 7%
$920,514
$920.5K
Cap Rate 9%
$715,956
$716.0K
Market Conditions
NOI Build-Up for 4,500 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
$99.9K $22.20/SF
− Vacancy
−$14.0K −$3.11/SF
EGI
$85.9K $19.09/SF
− OpEx
−$21.5K −$4.77/SF
NOI
$64.4K $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%
$1,288,720
Cap Rate 7%
$920,514
Cap Rate 9%
$715,956
Alternative Uses
Best Use
Office B
$920.5K
$805.5K – $1.07M
NOI $64,436 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,734 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
288
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Modern office building built in 2022 with private offices, training classroom, fitness area, and on-site parking.
Where is this office building located?
The property is located at 3107 S Sugar Road Edinburg, TX.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Modern office building built in 2022 with approximately 4,500 SF; High‑traffic Sugar Rd location in Edinburg with central access to highways, hospitals, and the courthouse; Includes spacious private offices, wide hallways, and a professional lobby with mailboxes
