Freestanding Office
For Sale
Contact for pricing
4301 N 10th St, McAllen, TX 78504
Freestanding office building fronting N. 10th Street near a busy McAllen intersection, offering visibility and easy access.
Property Size4,345 SF
Price / SF$182.97
Days on Market192
Property Features for 4301 N 10th St
General Information
Standard status
Active
Size
4,345 SF
Property subtype
OFFICE
Additional Details
Road Access
Yes
Listing Agency:
First American Realty
(956) 682-3000
Listed By:
Charles Marina, CCIM, CRB, GRI
(956) 495-3000
Source:
Moodyscre
Added: Mar 11
Changed: Sep 6
Last Checked: Sep 18 at 11:03AM
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 First American Realty
Investment Insights
Based on property information with market context.
This freestanding office building fronts N. 10th Street and is positioned for strong on-site visibility and straightforward access. The property is presented as an owner-user or investment opportunity.
Located near one of McAllen’s busiest intersections, it sits among surrounding rooftops and is close to retail, medical, banks, and restaurant uses.
With its standalone configuration and street frontage, the building offers a practical setup for office occupancy in a dense, established commercial area.
Located near one of McAllen’s busiest intersections, it sits among surrounding rooftops and is close to retail, medical, banks, and restaurant uses.
With its standalone configuration and street frontage, the building offers a practical setup for office occupancy in a dense, established commercial area.
Key Highlights
- Freestanding office building fronting N. 10th Street in McAllen
- Located near one of McAllen’s busiest intersections
- Owner/user or investment opportunity
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
$58,169
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
7.32%
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%
$1,163,380
$1.2M
Cap Rate 7%
$830,986
$831.0K
Cap Rate 9%
$646,322
$646.3K
Market Conditions
NOI Build-Up for 4,345 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
$91.2K $21.00/SF
− Vacancy
−$13.7K −$3.15/SF
EGI
$77.6K $17.85/SF
− OpEx
−$19.4K −$4.46/SF
NOI
$58.2K $13.39/SF
Area
McAllen, TX
Vacancy
15.00%
Lease Rate
$21.00 /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%
$1,163,380
Cap Rate 7%
$830,986
Cap Rate 9%
$646,322
Alternative Uses
Best Use
Office B
$831.0K
$727.1K – $969.5K
NOI $58,169 @ 7.0% cap · market cap 7.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.38M
NOI $82,590 @ 7.0% cap · market cap 10.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,571
Businesses Nearby
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
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?
Office building - Freestanding office building fronting N. 10th Street near a busy McAllen intersection, offering visibility and easy access.
Where is this office building located?
The property is located at 4301 N 10th St McAllen, 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: Freestanding office building fronting N. 10th Street in McAllen; Located near one of McAllen’s busiest intersections; Owner/user or investment opportunity
