Mixed-Use Commercial
For Sale
$650,000
1110 S Alamo Street, Alamo, TX 78516
COMMERCIAL - Alamo, TX
Property Size1,576 SF
Lot Size2.05 Acres
Price / SF$412.44
Days on Market141
Property Features for 1110 S Alamo Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Parking features
Off Street
Appliances
Electric Water Heater
Subdivision
Alamo Land & Sugar Co
Directions
From Expressway 83 Go South on Alamo Rd. 1.8 Miles. Property on SEC Alamo Rd. & Moore Rd.
Standard status
Active
APN
111571
Size
1,576 SF
Lot size
2.05 Acres
Taxes and HOA fees
Tax Year
2021
Tax Annual Amount
3896
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
2023
Floors in Building
1
Building materials
Stucco
Roof type
Shingle
Listing Agency:
SANETI Realty Group
(956) 833-1850
Listed By:
Mayra Millan · License #801071076
(956) 212-7762
Added: Apr 20
Changed: Aug 4
Last Checked: Sep 7 at 4:06AM
MLS# 500012
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property spans 2.05 acres and includes a 1,576-square-foot improvement completed in 2023. The site is divided into multiple sections, with separate water and electric meters supporting the existing configuration. One section contains an office and bathroom, while current leases include a water mill. Construction features stucco exterior walls, a shingle roof, electric heating and cooling, an electric water heater, and off-street parking.
The property occupies a signalized intersection at South Alamo Road and Moore Road in Alamo, with access to Expressway 83 and regional connections toward McAllen, Pharr, San Juan, and Donna. Walmart, HEB, schools, and established residential and retail corridors are identified nearby. Zoning is C.
The property occupies a signalized intersection at South Alamo Road and Moore Road in Alamo, with access to Expressway 83 and regional connections toward McAllen, Pharr, San Juan, and Donna. Walmart, HEB, schools, and established residential and retail corridors are identified nearby. Zoning is C.
Key Highlights
- 2.05‑acre mixed‑use property in Alamo
- 1,576‑square‑foot improvement completed in 2023
- Signalized corner at South Alamo Rd and Moore Rd
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
$26,362
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
4.06%
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%
$527,240
$527.2K
Cap Rate 7%
$376,600
$376.6K
Cap Rate 9%
$292,911
$292.9K
Market Conditions
NOI Build-Up for 1,576 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
$48.4K $30.72/SF
− Vacancy
−$13.3K −$8.42/SF
EGI
$35.1K $22.30/SF
− OpEx
−$8.8K −$5.58/SF
NOI
$26.4K $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%
$527,240
Cap Rate 7%
$376,600
Cap Rate 9%
$292,911
Alternative Uses
Best Use
Office B
$376.6K
$329.5K – $439.4K
NOI $26,362 @ 7.0% cap · market cap 4.06%
Second Best
Mixed Use
$228.0K
$199.5K – $266.0K
NOI $15,957 @ 7.0% cap · market cap 2.45%
Theoretical Best
Hotel Hospitality
$1.19M
$1.04M – $1.38M
NOI $83,095 @ 7.0% cap · market cap 12.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 78516, TX
34,506
Population
12,469
Households
2.8
Avg Household Size
32
Median Age
12%
College-Educated
59%
High-School Grad
37.8 sq mi
ZIP Area
913
Density / Sq Mi
$51,547
Median Household Income
$26,908
Median Earnings
$743
Median Rent
$102,900
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 - Corner site combines existing leases, separate utility meters, and an office with a bathroom.
Where is this mixed-use property located?
The property is located at 1110 S Alamo Street Alamo, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2.05‑acre mixed‑use property in Alamo; 1,576‑square‑foot improvement completed in 2023; Signalized corner at South Alamo Rd and Moore Rd
