Flex Space With
For Sale
$290,000
3800 Brandy Drive, Mission, TX 78574
Commercial Sale, Mission, TX
Property Size4,296 SF
Lot Size0.50 Acres
Price / SF$67.50
Days on Market780
Property Features for 3800 Brandy Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
14
Parking features
Garage
Appliances
Electric Water Heater
Subdivision
La Vista Terrace
Directions
Coming from the expressway west bound, get off on the Bentsen exit in the Mission/Palmview and turn on Bentsen. Go north and passing Mile 5, turn left into Brandy street. Property is located in a corner area.
Standard status
Active
APN
V434900000003400
Size
4,296 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
2494
Building Details
Year built
2004
Floors in Building
1
Building materials
Aluminum Siding, Frame/Wood
Roof type
Metal
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Roldan Castro
(956) 529-0106
Added: Jul 22, 2024
Changed: Sep 5
Last Checked: Sep 9 at 2:06AM
MLS# 445554
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 flex-space property includes 4,296 square feet on a 0.5-acre site, with 3,200 square feet configured as warehouse space. The improvements also include an office area and a two-bedroom, two-bath residential unit that is currently occupied. The warehouse was previously used for mechanic and carpentry operations, providing a work-oriented layout for continued commercial use.
Built in 2004, the property features a metal roof, aluminum and frame/wood construction, garage parking, and an electric water heater. The residence may be lived in or rented, while the broader improvements offer a combination of business and residential space. The property is offered in its current condition, with no repairs or modifications planned.
Built in 2004, the property features a metal roof, aluminum and frame/wood construction, garage parking, and an electric water heater. The residence may be lived in or rented, while the broader improvements offer a combination of business and residential space. The property is offered in its current condition, with no repairs or modifications planned.
Key Highlights
- 3,200 SF warehouse area within 4,296 SF of total property size
- 0.5‑acre site in Mission, TX
- Two‑bedroom, two‑bath residential unit is currently occupied
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
$22,606
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
7.80%
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%
$452,120
$452.1K
Cap Rate 7%
$322,943
$322.9K
Cap Rate 9%
$251,178
$251.2K
Market Conditions
NOI Build-Up for 4,296 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
$34.5K $8.04/SF
− Vacancy
−$2.2K −$0.52/SF
EGI
$32.3K $7.52/SF
− OpEx
−$9.7K −$2.26/SF
NOI
$22.6K $5.26/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$452,120
Cap Rate 7%
$322,943
Cap Rate 9%
$251,178
Alternative Uses
Best Use
Retail
$828.6K
$725.1K – $966.8K
NOI $58,005 @ 7.0% cap · market cap 20.00%
Second Best
Warehouse
$392.2K
$343.1K – $457.5K
NOI $27,451 @ 7.0% cap · market cap 9.47%
Theoretical Best
Hotel Hospitality
$3.24M
$2.83M – $3.78M
NOI $226,507 @ 7.0% cap · market cap 78.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78574, TX
63,627
Population
18,309
Households
3.5
Avg Household Size
28
Median Age
16%
College-Educated
58%
High-School Grad
51.9 sq mi
ZIP Area
1,226
Density / Sq Mi
$52,536
Median Household Income
$28,029
Median Earnings
$807
Median Rent
$119,000
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Mixed-use property combines warehouse, office, and an occupied two-bedroom residence in the Mission area.
Where is this flex space located?
The property is located at 3800 Brandy Drive Mission, TX.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: 3,200 SF warehouse area within 4,296 SF of total property size; 0.5‑acre site in Mission, TX; Two‑bedroom, two‑bath residential unit is currently occupied
