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    San Juan Commercial Plaza Title is generated by Realmo AI

    302 E Business 83, San Juan, TX 78596

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    Claim this Listing
    For Sale
    $1,690,000

    COMMERCIAL - San Juan, TX

    Property size:
    9,331 SF
    Lot size:
    1.88 Acres
    Price / SF:
    $181/SF
    Added:
    Jan 14, 2026
    Days on Market:
    145
    Last Refresh:
    Jun 8 at 7:06 am

    Property Features for 302 E Business 83

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking
    60
    Appliances
    Electric Water Heater
    Standard status
    Active
    APN
    L43500000A000200
    Size
    9,331 SF
    Lot size
    1.88 Acres

    Taxes and HOA fees

    Tax Year
    2021
    Tax Annual Amount
    26758

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2008
    Floors in Building
    1
    Building materials
    Stucco
    Roof type
    Flat

    We can help!

    Listing Contact
    Julian Ayala

    Listing agent Julian Ayala

    Listing office Keller Williams Realty RGV 3300 N Mccoll. Ste P & Q, McAllen, TX

    Listing date Jan 14, 2026

    MLS# 490710

    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.

    HighLights

    • Fully leased 12‑unit strip center providing immediate income.
    • Superb location adjacent to Business 83 with high traffic and favorable demographics.
    • Significant land (over 0.50 acre) available for expansion or separate construction.
    • Subdivision potential for both the plaza and vacant lot, offering flexible investment options.
    • Ample parking space, including potential rental opportunities for food trucks.
    • Built in 2008, indicating relatively modern construction.

    Overview

    This commercial plaza, located in San Juan, Texas, presents a fantastic investment opportunity. The 12-unit strip center is currently fully leased and strategically located adjacent to Business 83 on Iowa and Business 83, benefiting from high traffic and favorable demographics. The property includes more than 0.50 acres of land available for expanding the plaza or constructing a separate building for a different business. The plaza property and vacant lot property can be subdivided and sold separately. The property offers ample parking for tenants' clients. There is sufficient space on the parking lot also to rent for food trucks. The property size is 9,331 square feet, situated on a 1.875-acre lot.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $191.5k $20.52
    − Vacancy −$11.5k −$1.23
    EGI $180.0k $19.29
    − OpEx −$54.0k −$5.79
    NOI $126.0k $13.50
    9,331 SF · lease $20.52/SF/yr · vacancy 6.00% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $1.80M
    $1.57M – $2.10M (±1% cap)
    NOI $125,989 @ 7.0% cap · market cap 7.45%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Hotel Hospitality
    $7.03M
    $6.15M – $8.20M (±1% cap)
    NOI $491,977 @ 7.0% cap · market cap 29.11%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Strip malls

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Juan
    County
    Hidalgo
    State
    Texas
    Longitude
    -97.988198
    Latitude
    26.159243

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    FAQs

    What type of property is this?
    Strip mall - Fully leased commercial plaza in San Juan, Texas for sale.
    Where is this strip mall located?
    The property is located at 302 E Business 83 San Juan, TX.
    What is the asking price?
    The asking price for this property is $1,690,000.
    What are key features of this property?
    This property features: Fully leased 12‑unit strip center providing immediate income.; Superb location adjacent to Business 83 with high traffic and favorable demographics.; Significant land (over 0.50 acre) available for expansion or separate construction.
    (956) 890-7515
    We can help!
    Listing Contact
    Julian Ayala
    Request Owner's contact information
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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.

    More about this property
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