Two-Story Office
For Sale
$1,195,000
Pending
819 N Veterans Boulevard Pharr, Pharr, TX 78577
Clean, well-distributed office layout with glass-enclosed rooms and convenient elevator access.
Property Size5,325 SF
Days on Market57
Property Features for 819 N Veterans Boulevard Pharr
General Information
Standard status
Pending
Size
5,325 SF
Total Parking Spaces
28
Taxes and HOA fees
Annual Taxes
$20,183
Amenities
Hardwood,Tile
true
5325
Energy Features (Double Pane Windows)
HidalgoCAD
Downtown,See Remarks
15708.1716
28
88 x 178.50
0.3606
Pole Sign
Blacktop
Balcony,Sprinkler System
City Street
false
Building Details
Building Size
5,325 SF
Year Built
2013
Stories
2
Listing Agency:
(956) 625-0050
Listed By:
Rudy Sanchez
(956) 625-0050
Source:
Goldenvalley-realestate
Added: Jun 28
Changed: Aug 17
Last Checked: Aug 23 at 2:36AM
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 Rudy Sanchez
Investment Insights
Based on property information with market context.
This two-story office building offers a clean, well-distributed interior designed for professional use. The main office upstairs includes an L-shaped glass wall and windows, a private full bath with shower, and a wet bar. An upstairs conference room with a granite table seats approximately 10 to 12, and the surrounding rooms are glass-enclosed with privacy doors.
Second-floor access is supported by both an extra-wide staircase with a landing and an elevator. The downstairs office area is also glass-enclosed and uses privacy doors for separation between workspaces. The building’s configuration is suited to organizations seeking both collaboration and enclosed offices.
The space is positioned as a practical fit for professional tenants such as banks, credit unions, insurance offices, and attorneys. With multiple glass-enclosed offices, dedicated conference space, and an easy path to the second floor, the layout supports day-to-day operations that require privacy and efficient internal movement.
Second-floor access is supported by both an extra-wide staircase with a landing and an elevator. The downstairs office area is also glass-enclosed and uses privacy doors for separation between workspaces. The building’s configuration is suited to organizations seeking both collaboration and enclosed offices.
The space is positioned as a practical fit for professional tenants such as banks, credit unions, insurance offices, and attorneys. With multiple glass-enclosed offices, dedicated conference space, and an easy path to the second floor, the layout supports day-to-day operations that require privacy and efficient internal movement.
Key Highlights
- 5,325 total building area office space with hardwood and tile flooring
- Built in 2013 with energy features: double pane windows, heating and air conditioning
- Upstairs office setup includes wet bar, glass walls/windows with views of Veterans Blvd, plus private full bath with shower
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
$89,071
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
7.45%
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%
$1,781,420
$1.8M
Cap Rate 7%
$1,272,443
$1.3M
Cap Rate 9%
$989,678
$989.7K
Market Conditions
NOI Build-Up for 5,325 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
$163.6K $30.72/SF
− Vacancy
−$44.8K −$8.42/SF
EGI
$118.8K $22.30/SF
− OpEx
−$29.7K −$5.58/SF
NOI
$89.1K $16.73/SF
Area
Hidalgo County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$1,781,420
Cap Rate 7%
$1,272,443
Cap Rate 9%
$989,678
Alternative Uses
Best Use
Office B
$1.27M
$1.11M – $1.48M
NOI $89,071 @ 7.0% cap · market cap 7.45%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$4.01M
$3.51M – $4.68M
NOI $280,761 @ 7.0% cap · market cap 23.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
592
Businesses Nearby
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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 - Clean, well-distributed office layout with glass-enclosed rooms and convenient elevator access.
Where is this office building located?
The property is located at 819 N Veterans Boulevard Pharr Pharr, TX.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 5,325 total building area office space with hardwood and tile flooring; Built in 2013 with energy features: double pane windows, heating and air conditioning; Upstairs office setup includes wet bar, glass walls/windows with views of Veterans Blvd, plus private full bath with shower
