Mixed-Use Property with Separate
New
For Sale
$450,000
621 S 10th St S, Edinburg, TX 78539
A second building and on-site parking provide additional space within a two-building commercial property.
Property Size2,374 SF
Price / SF$189.55
Days on Market2
Property Features for 621 S 10th St S
General Information
Standard status
Active
Size
2,374 SF
Total Parking Spaces
7
Building Details
Year Built
1981
Buildings
2
Listing Agency:
Element Realty, LLC
Listed By:
Claudia Quezada
(956) 890-1987
Source:
Aregtx
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 3 at 2:48AM
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 Element Realty, LLC
Investment Insights
Based on property information with market context.
The property comprises a primary commercial building and a separate structure, with seven parking spaces on site. The buildings offer a multi-part layout for commercial occupancy, without a stated use assignment for either structure.
Set on a corner parcel in Edinburg, the property is a couple of blocks from the courthouse. The main building dates to 1981.
Set on a corner parcel in Edinburg, the property is a couple of blocks from the courthouse. The main building dates to 1981.
Key Highlights
- Two commercial buildings on one property
- Seven on‑site parking spaces
- Corner parcel in Edinburg
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
$33,993
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
7.55%
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%
$679,860
$679.9K
Cap Rate 7%
$485,614
$485.6K
Cap Rate 9%
$377,700
$377.7K
Market Conditions
NOI Build-Up for 2,374 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
$52.7K $22.20/SF
− Vacancy
−$7.4K −$3.11/SF
EGI
$45.3K $19.09/SF
− OpEx
−$11.3K −$4.77/SF
NOI
$34.0K $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%
$679,860
Cap Rate 7%
$485,614
Cap Rate 9%
$377,700
Alternative Uses
Best Use
Office B
$485.6K
$424.9K – $566.6K
NOI $33,993 @ 7.0% cap · market cap 7.55%
Second Best
Mixed Use
$381.9K
$334.2K – $445.6K
NOI $26,734 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$616.0K
$539.0K – $718.7K
NOI $43,119 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
621
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?
Mixed-use property - A second building and on-site parking provide additional space within a two-building commercial property.
Where is this mixed-use property located?
The property is located at 621 S 10th St S Edinburg, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two commercial buildings on one property; Seven on‑site parking spaces; Corner parcel in Edinburg
