Storefront Property with
For Sale
$595,000
1348 N Tower Road, Alamo, TX 78516
COMMERCIAL - Alamo, TX
Property Size3,000 SF
Lot Size0.50 Acres
Price / SF$198.33
Days on Market62
Property Features for 1348 N Tower Road
General Information
Property type
Commercial Sale
Property subtype
Other
Security features
Security System
Exterior features
BBQ Pit/Grill, Mature Trees, Motorized Gate, Sprinkler System
Fencing
Gate
Appliances
Electric Water Heater
Subdivision
Eldora Acres
Lot features
Strip Mall
Directions
Corner of Kansas Road and (495) and Tower Road. Head North on Tower Road. Continue North passing Sioux County Road. Property will be on your right-hand side on the corner of Eldora Road and Tower Road. (East Side).
Standard status
Active
APN
E503000000001100
Size
3,000 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7119
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Wall Unit(s), Electric, Central Air
Amenities
private office
third space prepped for a full salon
two overhead doors
all-concrete parking
mature landscaping
Building Details
Year built
2006
Floors in Building
1
Building materials
Stone, Stucco
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Joshua I. Benavides
(956) 223-9200
Added: Jun 28
Changed: Aug 13
Last Checked: Aug 28 at 11:06PM
MLS# 492084
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 storefront property is configured for flexible use, featuring a working drive-thru, a private office, and a third space prepped for a full salon concept. The building includes two overhead doors, suited for service, storage, or operational efficiency. Outside, the property offers mature landscaping and an all-concrete parking setup in both the front and rear.
Located at the corner of Tower Road and Eldora Road in Alamo, TX, the site includes a 0.5-acre lot and a 3,000-square-foot building. Additional exterior features include a BBQ pit/grill, motorized gate, sprinkler system, and fencing.
Built in 2006, the property uses stone and stucco construction. Heating is provided by central and electric systems, with central air plus wall units for cooling. An electric water heater is included.
Located at the corner of Tower Road and Eldora Road in Alamo, TX, the site includes a 0.5-acre lot and a 3,000-square-foot building. Additional exterior features include a BBQ pit/grill, motorized gate, sprinkler system, and fencing.
Built in 2006, the property uses stone and stucco construction. Heating is provided by central and electric systems, with central air plus wall units for cooling. An electric water heater is included.
Key Highlights
- Corner location at Tower Road and Eldora Road in Alamo, TX
- Working drive‑thru plus private office and a third space prepped for a salon
- Two overhead doors for service, storage, or operations
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
$43,538
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
7.32%
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%
$870,760
$870.8K
Cap Rate 7%
$621,971
$622.0K
Cap Rate 9%
$483,756
$483.8K
Market Conditions
NOI Build-Up for 3,000 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
$61.6K $20.52/SF
− Vacancy
−$3.5K −$1.17/SF
EGI
$58.1K $19.35/SF
− OpEx
−$14.5K −$4.84/SF
NOI
$43.5K $14.51/SF
Area
Hidalgo County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$870,760
Cap Rate 7%
$621,971
Cap Rate 9%
$483,756
Alternative Uses
Best Use
Specialty Retail
$622.0K
$544.2K – $725.6K
NOI $43,538 @ 7.0% cap · market cap 7.32%
Second Best
Retail
$578.7K
$506.3K – $675.1K
NOI $40,506 @ 7.0% cap · market cap 6.81%
Theoretical Best
Hotel Hospitality
$2.26M
$1.98M – $2.64M
NOI $158,175 @ 7.0% cap · market cap 26.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Well-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Storefront property on a corner lot with a working drive-thru, private office, and a third space prepped for a salon.
Where is this storefront property located?
The property is located at 1348 N Tower Road Alamo, TX.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Corner location at Tower Road and Eldora Road in Alamo, TX; Working drive‑thru plus private office and a third space prepped for a salon; Two overhead doors for service, storage, or operations
