2800 West Trenton Road
Cornerstone Professional Park | Edinburg, TX | GSA-Anchored | Investment Grade Tenancy
Marketing description
The Ficke Team of Colliers is pleased to present the exclusive opportunity to acquire the fee-simple interest in Cornerstone Professional Park, a 60,920 RSF multi-tenant professional office complex located at 2800 W. Trenton Road in Edinburg, Texas. The property is 96.6% leased to a diversified rent roll occupied by two federal government agencies, a national financial institution, a Fortune 500 managed care organization, and regional healthcare providers.
The asset is anchored by the U.S. Citizenship and Immigration Services Rio Grande Valley Field Office, the sole USCIS field office serving a six-county region across the entire Rio Grande Valley. Relocated here in June 2024 after a deliberate consolidation from the legacy Harlingen facility, this suite was purpose-selected and purpose-built with 63 federal employees processing approximately 80 appointments per day and conducting naturalization ceremonies for roughly 500 new citizens monthly. With a 15-year firm term through 2039 and no comparable alternative in the submarket, this suite represents one of the most operationally embedded federal tenancies in South Texas. The federal presence is further reinforced by a freshly signed CBP lease commencing in 2027, placing the agency minutes from the U.S.-Mexico border in the most active border enforcement corridor in the country.
The property is situated at the intersection of W. Trenton Road and McColl Road, fronting one of Edinburg’s primary arterial corridors in the heart of the city’s medical district. South Texas Health System Edinburg, a 202-bed regional hospital and four-time U.S. News Best Regional Hospital designee, anchors the surrounding corridor and drives sustained demand from the healthcare tenants, clinics, and federal agencies that populate this submarket. The co-location of South Texas Health System Clinics as a tenant at Cornerstone further reflects the building’s position as a natural hub for institutional occupiers serving the Rio Grande Valley.
Investment highlights
Sole Federal Immigration Hub for the Rio Grande Valley
The USCIS suite is the only field office serving a six-county region, purpose-built in 2024 with no viable relocation alternative.
Long-Term Federal Anchored Leases
USCIS and CBP collectively occupy 47.5% of the building under 15-year firm term leases extending to 2039 and 2042, backed by the full faith and credit of the U.S. government (S&P AA+).
Vacant Suite Upside
Two vacant suites totaling 2,292 RSF provide immediate value-add potential for an incoming investor.
LEED Certification in Process
Cornerstone Professional Park is pursuing LEED certification, a distinction held by virtually no commercial office buildings in the Edinburg/McAllen market, meaningfully differentiating the asset for institutional tenants and investors.
Mark-to-Market Upside
Three tenants totaling 18,039 RSF expire within two years, providing an incoming investor the opportunity to reset rents against a backdrop of low submarket vacancy and demonstrated tenant demand.
Mission-Critical Border Location
The CBP suite sits minutes from the U.S.-Mexico border in the most active border enforcement corridor in the country.
Edinburg’s Medical Corridor
The property fronts a primary arterial corridor adjacent to South Texas Health System Edinburg, a four-time U.S. News Best Regional Hospital designee.
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