Eight-Unit Strip
For Sale
$1,295,000
801 ZILLOCK RD., San Benito, TX 78586
Commercial Sale, SAN BENITO, TX
Property Size5,940 SF
Lot Size1.00 Acre
Price / SF$218.01
Days on Market680
Property Features for 801 ZILLOCK RD.
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
ELIZARDI
Standard status
Active
Size
5,940 SF
Lot size
1.00 Acre
Building Details
Year built
2016
Floors in Building
1
Listing Agency:
Sapphire Prime Realty
Listed By:
Liz Givens
(956) 266-4919
Added: Nov 12, 2024
Changed: Sep 6
Last Checked: Sep 23 at 4:06AM
MLS# 29760949
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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 8-unit strip mall contains 5,940 square feet of retail space and was built in 2016. Five units are currently rented to long-time tenants, while the remaining suites provide additional commercial space within the property’s configuration.
The building, plaza, and parking area occupy 1 acre at 801 Zillock Rd. in San Benito, Texas. The site combines multiple storefront units with on-site parking in a single commercial property.
The building, plaza, and parking area occupy 1 acre at 801 Zillock Rd. in San Benito, Texas. The site combines multiple storefront units with on-site parking in a single commercial property.
Key Highlights
- 8‑unit strip mall with 5,940 square feet
- Five units presently rented to long‑time tenants
- 1‑acre property includes the parking lot and plaza
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
$56,522
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
4.36%
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%
$1,130,440
$1.1M
Cap Rate 7%
$807,457
$807.5K
Cap Rate 9%
$628,022
$628.0K
Market Conditions
NOI Build-Up for 5,940 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
$85.5K $14.40/SF
− Vacancy
−$4.8K −$0.81/SF
EGI
$80.7K $13.59/SF
− OpEx
−$24.2K −$4.08/SF
NOI
$56.5K $9.52/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$1,130,440
Cap Rate 7%
$807,457
Cap Rate 9%
$628,022
Alternative Uses
Best Use
Retail
$807.5K
$706.5K – $942.0K
NOI $56,522 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.02M
$894.9K – $1.19M
NOI $71,594 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
69k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Home Improvements & Furnishings 32%
Circle K
Shops & Services
40,708 visits/mo
0.5 miles
Tractor Supply Co.
Home Improvements & Furnishings
22,120 visits/mo
0.4 miles
Cash America
Shops & Services
5,776 visits/mo
0.3 miles
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Retail plaza with occupied suites and an on-site parking area.
Where is this strip mall located?
The property is located at 801 ZILLOCK RD. San Benito, TX.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 8‑unit strip mall with 5,940 square feet; Five units presently rented to long‑time tenants; 1‑acre property includes the parking lot and plaza
