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    • Brokers

    Melissa J. Martinez, Harlingen, TX

    Years of Experience
    3
    Association
    Ocala Marion County Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (956) 525-3887
    Office Address:
    1713 E Tyler Ste A, Harlingen, TX 78550

    Property Types

    • Commercial Lease
    • Land
    • Residential Multi Family

    Performance

    Listings
    11
    Total transactions
    32
    Total transactions amount
    $1M
    Price range
    $20k - 65k
    Average price
    $31k

    Listings

    For Sale (10)

    View map
    • $287,500
      11.87 Acres

      Spacious Acreage in San Benito

      11.87-acre lot with fencing, carports, and canal rights.
      28675 Villafranco Rd, San Benito, TX 78583
      View Details
    • $125,000
      1.78 Acres

      Residential Lot in San Benito

      1.78 acre residential lot ready for new construction.
      31359 Fm 510, San Benito, TX 78586
      View Details
    • $248,000
      1.92 Acres

      Residential Lot on Roberta Road

      1.92 acre lot ready for custom home construction.
      27389 Roberta Rd, San Benito, TX 78586
      View Details
    • $177,700
      15.94 Acres

      Large Los Fresnos Acreage

      15.94-acre lot, cleared and ready to build.
      Paredes Line Rd, Los Fresnos, TX 78566
      View Details
    • $279,000
      2,784 SF

      Income-Producing Property on Corner Lot

      Income-producing property with main home and two detached apartments.
      2000 W Jefferson St, Brownsville, TX 78520
      View Details
    • $115,000
      0.54 Acres

      Residential Lot in Growing Community

      Residential lot in Los Fresnos, ready for your dream home.
      00 Los Jardines Dr, Los Fresnos, TX 78566
      View Details
    • $99,999
      1.01 Acres

      Residential Lot in Hidalgo County

      One-acre lot in Mercedes, TX, ready for your dream home.
      4811 Mile 1 1/2, Thayer, TX 78570
      View Details
    • $80,000
      1.00 Acre

      Residential Lot in Rio Hondo

      Ready-to-build lot in a quiet neighborhood, seller financing available.
      00 Paredes Line Rd, Rio Hondo, TX 78583
      View Details
    • $79,999
      0.86 Acres

      Rio Hondo Acreage Opportunity

      0.85-acre lot in Rio Hondo, perfect for building a home.
      29656 Guajardo Rd, Rio Hondo, TX 78583
      View Details
    • $85,000
      Pending

      Residential Lot in Lozano, TX

      1.55 acre residential lot, ready for new construction.
      E Brown Tract Rd, Lozano, TX 78568
      View Details

    For Lease (1)

    View map
    • $2,500 /Mo
      2,015 SF

      Retail Space in Prime Location

      Retail space with kitchen, storage, and bathrooms available for lease.
      5460 Paredes Line Rd, Brownsville, TX 78526
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Melissa J. Martinez, Harlingen, TX
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Melissa J. Martinez, Harlingen, TX
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