Corner Conventional Restaurant
For Sale
$234,000
267 W ROBERTSON ST., San Benito, TX 78586
COMMERCIAL - SAN BENITO, TX
Property Size1,796 SF
Lot Size0.04 Acres
Price / SF$130.29
Days on Market243
Property Features for 267 W ROBERTSON ST.
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
LA VILLITA
Standard status
Active
Size
1,796 SF
Lot size
0.04 Acres
Building Details
Year built
1986
Floors in Building
1
Listing Agency:
KELLER WILLIAMS LRGV · Keller Williams Realty
(956) 423-8877
Listed By:
RICARDO BENAVIDES · License #704695
(956) 793-6312
Added: Dec 13, 2025
Changed: Aug 4
Last Checked: Aug 13 at 9:06AM
MLS# 29770607
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 1,796-square-foot conventional restaurant property at 267 W Robertson St. includes tables, chairs, and complete kitchen equipment. The building was constructed in 1986 and occupies a 0.04-acre corner lot.
Located in downtown San Benito within the La Villita subdivision, the property offers a restaurant-focused layout with existing furnishings and equipment in place. Its corner positioning provides street exposure and supports pedestrian access from the surrounding downtown area.
Located in downtown San Benito within the La Villita subdivision, the property offers a restaurant-focused layout with existing furnishings and equipment in place. Its corner positioning provides street exposure and supports pedestrian access from the surrounding downtown area.
Key Highlights
- 1,796‑square‑foot restaurant property at 267 W Robertson St.
- 0.04‑acre corner lot in downtown San Benito
- Tables and chairs included with the sale
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
$18,311
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
7.83%
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%
$366,220
$366.2K
Cap Rate 7%
$261,586
$261.6K
Cap Rate 9%
$203,456
$203.5K
Market Conditions
NOI Build-Up for 1,796 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
$25.9K $14.40/SF
− Vacancy
−$1.4K −$0.81/SF
EGI
$24.4K $13.59/SF
− OpEx
−$6.1K −$3.40/SF
NOI
$18.3K $10.20/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$366,220
Cap Rate 7%
$261,586
Cap Rate 9%
$203,456
Alternative Uses
Best Use
Specialty Retail
$261.6K
$228.9K – $305.2K
NOI $18,311 @ 7.0% cap · market cap 7.83%
Second Best
Retail
$244.1K
$213.6K – $284.8K
NOI $17,090 @ 7.0% cap · market cap 7.30%
Theoretical Best
Healthcare Medical
$309.2K
$270.6K – $360.8K
NOI $21,647 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
725
Businesses Nearby
147k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 70%
Shops & Services 27%
Electronics 3%
McDonald's
Dining
39,874 visits/mo
0.5 miles
Starbucks
Dining
25,563 visits/mo
0.4 miles
Jack in the Box
Dining
18,757 visits/mo
0.4 miles
Burger King
Dining
11,682 visits/mo
0.3 miles
Circle K
Shops & Services
9,249 visits/mo
0.4 miles
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Former restaurant space includes tables, seating, and complete kitchen equipment.
Where is this conventional restaurant located?
The property is located at 267 W ROBERTSON ST. San Benito, TX.
What is the asking price?
The asking price for this property is $234,000.
What are key features of this property?
This property features: 1,796‑square‑foot restaurant property at 267 W Robertson St.; 0.04‑acre corner lot in downtown San Benito; Tables and chairs included with the sale
