Operating Taqueria With Leased
New
For Sale
$2,500,000
525 W Monte Cristo Road, Edinburg, TX 78541
COMMERCIAL - Edinburg, TX
Property Size5,450 SF
Lot Size1.16 Acres
Price / SF$458.72
Days on Market6
Property Features for 525 W Monte Cristo Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
30
Appliances
Electric Water Heater
Subdivision
Railroad Estates
Directions
From I-2/Expressway 83, take US-281 N toward Edinburg. Exit Monte Cristo Rd., turn left (west), and continue approximately 1 mile. Property is located on the right.
Standard status
Active
APN
R041001000000100
Size
5,450 SF
Lot size
1.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
17489
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
2003
Floors in Building
1
Building materials
Block
Roof type
Metal
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Jose R Calleros
(956) 222-5611
Added: Aug 4
Last Checked: Aug 9 at 10:06PM
MLS# 511241
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 5450-square-foot restaurant property includes the operating Los 4 Vientos Taqueria, along with restaurant equipment, furniture, fixtures, and inventory. The 2003 building is constructed with block walls and features a metal roof, central air conditioning, and central electric heating. A food truck is also included with the property.
Four commercial suites are fully leased to established businesses, adding a multi-component configuration beyond the restaurant operation. The property occupies 1.1622 acres at 525 W Monte Cristo Road in Edinburg, Texas, with on-site parking. Its physical layout combines an operating restaurant, leased commercial space, and an additional mobile food-service asset at one address.
Four commercial suites are fully leased to established businesses, adding a multi-component configuration beyond the restaurant operation. The property occupies 1.1622 acres at 525 W Monte Cristo Road in Edinburg, Texas, with on-site parking. Its physical layout combines an operating restaurant, leased commercial space, and an additional mobile food-service asset at one address.
Key Highlights
- Operating Los 4 Vientos Taqueria included in the sale
- Restaurant equipment, furniture, fixtures, and inventory convey
- Four fully leased commercial suites on the property
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
$70,325
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
2.81%
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%
$1,406,500
$1.4M
Cap Rate 7%
$1,004,643
$1.0M
Cap Rate 9%
$781,389
$781.4K
Market Conditions
NOI Build-Up for 5,450 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
$101.4K $18.60/SF
− Vacancy
−$7.6K −$1.40/SF
EGI
$93.8K $17.21/SF
− OpEx
−$23.4K −$4.30/SF
NOI
$70.3K $12.90/SF
Area
Edinburg, TX
Vacancy
7.50%
Lease Rate
$18.60 /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%
$1,406,500
Cap Rate 7%
$1,004,643
Cap Rate 9%
$781,389
Alternative Uses
Best Use
Specialty Retail
$1.00M
$879.1K – $1.17M
NOI $70,325 @ 7.0% cap · market cap 2.81%
Second Best
Retail
$867.7K
$759.2K – $1.01M
NOI $60,739 @ 7.0% cap · market cap 2.43%
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $98,989 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
233
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78541, TX
48,513
Population
17,669
Households
2.7
Avg Household Size
28
Median Age
25%
College-Educated
77%
High-School Grad
290.2 sq mi
ZIP Area
167
Density / Sq Mi
$50,567
Median Household Income
$30,752
Median Earnings
$945
Median Rent
$142,600
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 - Includes restaurant equipment, furnishings, inventory, and four occupied commercial suites.
Where is this conventional restaurant located?
The property is located at 525 W Monte Cristo Road Edinburg, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Operating Los 4 Vientos Taqueria included in the sale; Restaurant equipment, furniture, fixtures, and inventory convey; Four fully leased commercial suites on the property
