Single-Story Flex Space with Service
For Sale
$2,900,000
6021 N Expressway 281, Edinburg, TX 78542
Configured with service space, air-conditioned offices, customer reception, multiple restrooms, and separate storage areas.
Property Size22,325 SF
Lot Size5.56 Acres
Price / SF$129.90
Days on Market88
Property Features for 6021 N Expressway 281
General Information
Standard status
Active
Size
22,325 SF
Lot size
5.56 Acres
Warehouse & Industrial
Warehouse Space
15,148 SF
Office Build-Out
3,968 SF
Taxes and HOA fees
Annual Taxes
$34,410
Building Details
Stories
1
Building Size
22,325 SF
Listing Agency:
Keller Williams Realty RGV
(956) 227-7653
Listed By:
Benjamin Garcia · License #0437786
(956) 227-7653
Source:
Exprealty
Added: Jun 5
Changed: Aug 29
Last Checked: Aug 30 at 10:06PM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
This single-story flex property occupies approximately 5.56 acres and includes 22,325 square feet of building area. The improvements combine a 15,148-square-foot service area with 3,968 square feet of air-conditioned office space. The office component includes a reception area, three offices, and a waiting area, along with three restrooms, one equipped with a shower.
Four separate storage areas are positioned near the main building, adding dedicated space for materials, equipment, or inventory. The property is located at 6021 N Expressway 281 in Edinburg, Texas. Its existing combination of service, office, customer-facing, restroom, and storage areas supports a range of flex-space operations.
Four separate storage areas are positioned near the main building, adding dedicated space for materials, equipment, or inventory. The property is located at 6021 N Expressway 281 in Edinburg, Texas. Its existing combination of service, office, customer-facing, restroom, and storage areas supports a range of flex-space operations.
Key Highlights
- Approximately 5.56 acres at 6021 N Expressway 281, Edinburg, TX
- 22,325 SF single‑story building
- 15,148 SF service area
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
$248,805
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
8.58%
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%
$4,976,100
$5.0M
Cap Rate 7%
$3,554,357
$3.6M
Cap Rate 9%
$2,764,500
$2.8M
Market Conditions
NOI Build-Up for 22,325 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
$388.5K $17.40/SF
− Vacancy
−$33.0K −$1.48/SF
EGI
$355.4K $15.92/SF
− OpEx
−$106.6K −$4.78/SF
NOI
$248.8K $11.14/SF
Area
Edinburg, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$4,976,100
Cap Rate 7%
$3,554,357
Cap Rate 9%
$2,764,500
Alternative Uses
Best Use
Retail
$3.55M
$3.11M – $4.15M
NOI $248,805 @ 7.0% cap · market cap 8.58%
Second Best
Flex RnD
$2.47M
$2.16M – $2.89M
NOI $173,177 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$5.79M
$5.07M – $6.76M
NOI $405,493 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78542, TX
84,678
Population
25,198
Households
3.4
Avg Household Size
28
Median Age
13%
College-Educated
64%
High-School Grad
176.0 sq mi
ZIP Area
481
Density / Sq Mi
$52,962
Median Household Income
$30,377
Median Earnings
$876
Median Rent
$123,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Configured with service space, air-conditioned offices, customer reception, multiple restrooms, and separate storage areas.
Where is this flex space located?
The property is located at 6021 N Expressway 281 Edinburg, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Approximately 5.56 acres at 6021 N Expressway 281, Edinburg, TX; 22,325 SF single‑story building; 15,148 SF service area
