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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Medical Office Space
2402 Cornerstone Blvd, Edinburg, TX 78539-8462
Entity Owned
4-yr Hold
Free & Clear
Property ID
US82-9694778
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1996
Total area
15,705 SF
Lot
1.76 ac (76,666 SF)
APN
C8230-01-004-002A-00
UPID
US82-9694778
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$855k
Owner & transaction history
Northern Services LLC · 4 yrs held
Northern Services LLC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Edinburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edinburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,210,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$54 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$24,818
Tax year 2022
Assessed value
$953,069
Assessed 2023
Previous assessed
$953,069
+0.0% YoY
Effective rate
2.60%
On assessed value
Assessed land
$482,993
Assessed improvement
$470,076
Land market value
$482,993
Improvement market value
$470,076
Total market value
$953,069
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1996
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
15,705 SF
Lot
1.76 ac (76,666 SF)
APN
C8230-01-004-002A-00
UPID
US82-9694778
Jurisdiction
HIDALGO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
Northern Services LLC
Entity
Free & Clear · 4 yrs held
Mailing address
320 N MCCOLL RD STE C, MCALLEN, TX 78501-9358
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2021
—
Northern Services LLC
Cornerstone Rgv Property LLC
Assignment Of Lease (leasehold Sale)
—
Jan 14, 2019
—
Cornerstone Property Rgv LLC
Saenz,jesus
Warranty Deed
related
—
Sep 24, 2004
—
Rd3j
—
Grant Deed
related
$1,125,000 · Wfb NA
—
—
Rd3j Ltd
—
Loan Modification
related
$1,450,000 · Plainscapital Bk
—
—
Rd3j
—
Loan Modification
related
$1,125,000 · Wfb NA
—
—
Rd3j Ltd
—
Loan Modification
related
$256,654 · First Nat'l Bk
—
—
Rd3j Ltd
—
Loan Modification
related
$251,885 · First Nat'l Bk
—
—
Rd3j Ltd
—
Loan Modification
related
$315,300 · First Nat'l Bk
—
—
Rd3j Ltd
—
Loan Modification
related
$1,240,673 · First Nat'l Bk
—
—
Rd3j Ltd
—
Deed Of Trust
related
$315,300 · First Nat'l Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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