Flex Space with Athletic
For Sale
$6,000,000
4309 W Business 83 Highway, McAllen, TX 78501
Commercial Sale, McAllen, TX
Property Size29,550 SF
Lot Size2.56 Acres
Price / SF$216.22
Days on Market231
Property Features for 4309 W Business 83 Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Appliances
Electric Water Heater
Subdivision
Bentsen Commerce
Directions
Property Is Located On South East Corner Of US Business Hwy 83 & Bentsen Road In McAllen, TX. https://share.google/jUwZWx6PlLGBUdETq
Standard status
Active
APN
B254300000000100
Size
27,750 SF
Lot size
2.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
45512
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
2004
Floors in Building
1
Building materials
Aluminum Siding, Stucco
Roof type
Metal
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Martie Martinez
(956) 393-7365
Added: Jan 16
Changed: Sep 4
Last Checked: Sep 4 at 4:06PM
MLS# 485568
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.
Built in 2004, this flex-space property combines warehouse functionality with an athletic training facility on 2.56 acres. The building offers 22-foot clear height, four roll-up doors, HVAC, concrete floors, and a divisible interior. Athletic improvements include a full-size hardwood basketball court, volleyball training area, martial arts room, weight-training space with equipment, and an inclined training ramp. Private men’s and women’s restrooms plus a retail and office frontage area support the facility’s current configuration.
A separate 2,684-square-foot brick home provides four bedrooms and three bathrooms, with some recent updates. The property has access from Bentsen Road and fronts W. Business 83 Highway, with proximity to Interstate Highway 2. Construction includes aluminum siding and stucco, with a metal roof, central air, and electric heating and cooling.
A separate 2,684-square-foot brick home provides four bedrooms and three bathrooms, with some recent updates. The property has access from Bentsen Road and fronts W. Business 83 Highway, with proximity to Interstate Highway 2. Construction includes aluminum siding and stucco, with a metal roof, central air, and electric heating and cooling.
Key Highlights
- 2.56‑acre commercial property with flex‑space improvements
- 22‑foot clear height and four roll‑up doors
- Full‑size hardwood basketball court and volleyball training area
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
$204,645
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
3.41%
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%
$4,092,900
$4.1M
Cap Rate 7%
$2,923,500
$2.9M
Cap Rate 9%
$2,273,833
$2.3M
Market Conditions
NOI Build-Up for 27,750 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
$249.8K $9.00/SF
− Vacancy
−$9.0K −$0.32/SF
EGI
$240.8K $8.68/SF
− OpEx
−$36.1K −$1.30/SF
NOI
$204.6K $7.37/SF
Area
McAllen, TX
Vacancy
3.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$4,092,900
Cap Rate 7%
$2,923,500
Cap Rate 9%
$2,273,833
Alternative Uses
Best Use
Warehouse
$2.92M
$2.56M – $3.41M
NOI $204,645 @ 7.0% cap · market cap 3.41%
Second Best
Flex RnD
$2.46M
$2.15M – $2.87M
NOI $171,926 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$7.54M
$6.59M – $8.79M
NOI $527,472 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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 - Versatile commercial facility combining warehouse functions, athletic training areas, and a separate brick residence.
Where is this flex space located?
The property is located at 4309 W Business 83 Highway McAllen, TX.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: 2.56‑acre commercial property with flex‑space improvements; 22‑foot clear height and four roll‑up doors; Full‑size hardwood basketball court and volleyball training area
