Office Building with Six
For Sale
$1,675,000
3105 W Expressway 83 Highway, Palmview, TX 78572
COMMERCIAL - Palmview, TX
Property Size4,288 SF
Lot Size5.18 Acres
Price / SF$390.63
Days on Market362
Property Features for 3105 W Expressway 83 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
St. Louis Grove
Lot features
Sidewalks
Elementary school
Flores
Middle school
Chavez
High school
Palmview H.S.
Elementary school district
La Joya ISD
Middle school district
La Joya ISD
High school district
La Joya ISD
Directions
HEADING FROM EAST TO WEST ON HIGHWAY 83, TAKE EXIT 130 TOWARD SHOWERS RD. MAKE A U-TURN AND CONTINUE STRAIGHT FOR ABOUT HALF A MILE. THE PROPERTY WILL BE TO YOUR RIGHT HAND SIDE.
Standard status
Active
APN
S580000000001605
Lot size
5.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
22715
Utilities
Water source
Public
Amenities
electric gate
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Gregory A Vasquez · License #TEXAS0665545
(956) 289-3288
Added: Aug 28, 2025
Changed: Aug 4
Last Checked: Aug 24 at 5:06PM
MLS# 479591
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 office building at 3105 W Expressway 83 Highway in Palmview contains 4,288 square feet with a reception area, conference room, and six offices. The property includes an electric gate and a 40-car parking lot, supporting day-to-day business operations and controlled site access. Public water serves the property.
The site offers 379 feet of frontage along W Expressway 83 Highway and is positioned near the expressway and the upcoming loop. Its existing office layout and substantial frontage provide a defined commercial setting for an office-based operation.
The site offers 379 feet of frontage along W Expressway 83 Highway and is positioned near the expressway and the upcoming loop. Its existing office layout and substantial frontage provide a defined commercial setting for an office-based operation.
Key Highlights
- 4,288‑square‑foot office building with reception area, conference room, and six offices
- 379 feet of frontage along W Expressway 83 Highway
- 40‑car parking lot
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
$71,726
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
4.28%
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%
$1,434,520
$1.4M
Cap Rate 7%
$1,024,657
$1.0M
Cap Rate 9%
$796,956
$797.0K
Market Conditions
NOI Build-Up for 4,288 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
$131.7K $30.72/SF
− Vacancy
−$36.1K −$8.42/SF
EGI
$95.6K $22.30/SF
− OpEx
−$23.9K −$5.58/SF
NOI
$71.7K $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%
$1,434,520
Cap Rate 7%
$1,024,657
Cap Rate 9%
$796,956
Alternative Uses
Best Use
Office B
$1.02M
$896.6K – $1.20M
NOI $71,726 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$3.23M
$2.83M – $3.77M
NOI $226,085 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
Explore this area
Business Placement
Demographics for 78572, TX
78,280
Population
32,696
Households
2.4
Avg Household Size
36
Median Age
25%
College-Educated
75%
High-School Grad
53.7 sq mi
ZIP Area
1,458
Density / Sq Mi
$54,029
Median Household Income
$30,004
Median Earnings
$900
Median Rent
$121,900
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Business office with reception, conference, and private office areas, plus gated access and on-site parking.
Where is this office building located?
The property is located at 3105 W Expressway 83 Highway Palmview, TX.
What is the asking price?
The asking price for this property is $1,675,000.
What are key features of this property?
This property features: 4,288‑square‑foot office building with reception area, conference room, and six offices; 379 feet of frontage along W Expressway 83 Highway; 40‑car parking lot
