Industrial Flex Space with Excess
For Sale
Contact for pricing
600 Independence Dr, Edinburg, TX 78541
Air-conditioned office and warehouse areas support immediate industrial use with additional land for future development.
Property Size24,116 SF
Lot Size8.41 Acres
Price / SF$101.59
Days on Market208
Property Features for 600 Independence Dr
General Information
Standard status
Active
Size
24,116 SF
Lot size
8.41 Acres
Property subtype
INDUSTRIAL
Warehouse & Industrial
Warehouse Space
20,100 SF
Office Build-Out
4,016 SF
Cold Storage
Yes
Cold Storage Area
1,331 SF
Conditioned Warehouse
Yes
Additional Details
Highway Access
Yes
Building Details
Building Size
24,116 SF
Listing Agency:
SVN | Hanna Solutions CRE
(956) 821-8001
Listed By:
Mark Hanna
(956) 821-8001
Source:
Moodyscre
Added: Jan 23
Changed: Aug 16
Last Checked: Aug 16 at 9:33AM
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 SVN | Hanna Solutions CRE
Investment Insights
Based on property information with market context.
Located in Edinburg's North Industrial Park, this industrial flex property includes approximately 24,116 SF of total building area on an approximately 8.41 AC site. The improvements include approximately 20,100 SF of warehouse space, a 1,330.61 SF cold room, and approximately 4,016 SF of office space. Office and warehouse areas are air conditioned, supporting immediate usability for industrial operations.
The site includes approximately 5.75 acres of estimated excess land, providing room to expand or build. The property offers access to I-69C and regional corridors, supporting logistics, distribution, light industrial, and owner-user applications.
The site includes approximately 5.75 acres of estimated excess land, providing room to expand or build. The property offers access to I-69C and regional corridors, supporting logistics, distribution, light industrial, and owner-user applications.
Key Highlights
- Approximately 8.41 AC site with ability to expand or build
- Approximately 24,116 SF total building size
- Approximately 20,100 SF warehouse space
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
$187,070
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
7.64%
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%
$3,741,400
$3.7M
Cap Rate 7%
$2,672,429
$2.7M
Cap Rate 9%
$2,078,556
$2.1M
Market Conditions
NOI Build-Up for 24,116 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
$295.2K $12.24/SF
− Vacancy
−$7.4K −$0.31/SF
EGI
$287.8K $11.93/SF
− OpEx
−$100.7K −$4.18/SF
NOI
$187.1K $7.76/SF
Area
Edinburg, TX
Vacancy
2.50%
Lease Rate
$12.24 /SF/Yr
Expense Ratio
35.00%
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%
$3,741,400
Cap Rate 7%
$2,672,429
Cap Rate 9%
$2,078,556
Alternative Uses
Best Use
Office B
$4.93M
$4.32M – $5.76M
NOI $345,317 @ 7.0% cap · market cap 14.09%
Second Best
Flex RnD
$2.67M
$2.34M – $3.12M
NOI $187,070 @ 7.0% cap · market cap 7.64%
Theoretical Best
Office A
$6.26M
$5.48M – $7.30M
NOI $438,024 @ 7.0% cap · market cap 17.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned office and warehouse areas support immediate industrial use with additional land for future development.
Where is this flex space located?
The property is located at 600 Independence Dr Edinburg, TX.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: Approximately 8.41 AC site with ability to expand or build; Approximately 24,116 SF total building size; Approximately 20,100 SF warehouse space
