Mixed-Use Commercial
For Sale
$315,000
804 W Veterans Boulevard, Palmview, TX 78572
Commercial Sale, Palmview, TX
Property Size1,830 SF
Lot Size0.42 Acres
Price / SF$172.13
Days on Market145
Property Features for 804 W Veterans Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
F1
Parking
12
Patio and Porch features
Patio
Appliances
Electric Water Heater
Subdivision
Goodwin Acres #2
Directions
Head west on Hwy 83 toward Palmview, take the Veterans Blvd exit, and the property will be just ahead in the heart of Palmview.
Standard status
Active
APN
G585002000004402
Size
1,830 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7626
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2001
Floors in Building
1
Building materials
Block, Solid Masonry
Roof type
Flat
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Maggie Harris · License #TREC#0530155
(956) 821-9990
Added: Apr 13
Changed: Sep 4
Last Checked: Sep 4 at 11:06PM
MLS# 487014
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 2001, this 1,830-square-foot mixed-use commercial building contains several distinct operating areas, including a second-generation restaurant, meat market, office space, beauty salon, and gym area. The property sits on a 0.4196-acre parcel and includes a patio, flat roof, block and solid masonry construction, central heating, central air, and an electric water heater.
Located at 804 W Veterans Boulevard in Palmview, the property is positioned along a major commercial corridor. F1 zoning is in place, and the combination of multiple functional areas within one building supports a range of commercial configurations for an owner-user or investor.
Located at 804 W Veterans Boulevard in Palmview, the property is positioned along a major commercial corridor. F1 zoning is in place, and the combination of multiple functional areas within one building supports a range of commercial configurations for an owner-user or investor.
Key Highlights
- 1,830‑square‑foot mixed‑use commercial building
- 0.4196‑acre parcel at 804 W Veterans Boulevard
- Includes restaurant, meat market, office, beauty salon, and gym areas
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
$26,558
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
8.43%
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%
$531,160
$531.2K
Cap Rate 7%
$379,400
$379.4K
Cap Rate 9%
$295,089
$295.1K
Market Conditions
NOI Build-Up for 1,830 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
$37.6K $20.52/SF
− Vacancy
−$2.1K −$1.17/SF
EGI
$35.4K $19.35/SF
− OpEx
−$8.9K −$4.84/SF
NOI
$26.6K $14.51/SF
Area
Hidalgo County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$531,160
Cap Rate 7%
$379,400
Cap Rate 9%
$295,089
Alternative Uses
Best Use
Office B
$437.3K
$382.6K – $510.2K
NOI $30,610 @ 7.0% cap · market cap 9.72%
Second Best
Specialty Retail
$379.4K
$332.0K – $442.6K
NOI $26,558 @ 7.0% cap · market cap 8.43%
Theoretical Best
Hotel Hospitality
$1.38M
$1.21M – $1.61M
NOI $96,487 @ 7.0% cap · market cap 30.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
413
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines restaurant, office, salon, and gym areas.
Where is this mixed-use property located?
The property is located at 804 W Veterans Boulevard Palmview, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,830‑square‑foot mixed‑use commercial building; 0.4196‑acre parcel at 804 W Veterans Boulevard; Includes restaurant, meat market, office, beauty salon, and gym areas
