Corner-Lot Flex Space with Warehouse
For Sale
$740,000
901 S WILLIAMS AVE., San Benito, TX 78586
Commercial Sale, SAN BENITO, TX
Property Size4,375 SF
Lot Size0.95 Acres
Price / SF$169.14
Days on Market134
Property Features for 901 S WILLIAMS AVE.
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
SAN BENITO INDUSTRIAL PARK
Standard status
Active
Size
4,375 SF
Lot size
0.95 Acres
Amenities
kitchenette
full kitchen
interior laundry
camera system
Building Details
Year built
1985
Floors in Building
2
Listing Agency:
EXP Realty, LLC
(888) 519-7431
Listed By:
JACOB GARCIA
(956) 226-9390
Added: Apr 27
Changed: Sep 5
Last Checked: Sep 7 at 12:06PM
MLS# 29775940
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 two-story flex property contains 4,375 square feet on a 0.9525-acre corner lot within an industrial park. The ground floor combines office and warehouse functions, with two office spaces, built-in cabinetry and shelving, recessed lighting, a kitchenette, high-clearance open-bay space, two roll-up doors, and a covered drive-through bay. Second-floor living quarters include high ceilings, a full kitchen with granite countertops, one bedroom, a walk-in closet, interior laundry, and multiple bathrooms.
The site provides dual street frontage, extensive paved yard area, full fencing, and electric-gated access. The paved yard supports equipment, fleet, or storage uses, while a camera system monitors the interior and exterior of the property. Built in 1985, the property offers a combination of office, warehouse, yard, and living-space improvements within one commercial setting.
The site provides dual street frontage, extensive paved yard area, full fencing, and electric-gated access. The paved yard supports equipment, fleet, or storage uses, while a camera system monitors the interior and exterior of the property. Built in 1985, the property offers a combination of office, warehouse, yard, and living-space improvements within one commercial setting.
Key Highlights
- 4,375‑square‑foot two‑story flex property on 0.9525 acres
- Located on a corner lot with dual street frontage
- Warehouse includes 2 roll‑up doors and a covered drive‑through bay
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
$40,163
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
5.43%
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%
$803,260
$803.3K
Cap Rate 7%
$573,757
$573.8K
Cap Rate 9%
$446,256
$446.3K
Market Conditions
NOI Build-Up for 4,375 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
$78.8K $18.00/SF
− Vacancy
−$25.2K −$5.76/SF
EGI
$53.6K $12.24/SF
− OpEx
−$13.4K −$3.06/SF
NOI
$40.2K $9.18/SF
Area
Cameron County, TX
Vacancy
32.00%
Lease Rate
$18.00 /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%
$803,260
Cap Rate 7%
$573,757
Cap Rate 9%
$446,256
Alternative Uses
Best Use
Office B
$573.8K
$502.0K – $669.4K
NOI $40,163 @ 7.0% cap · market cap 5.43%
Second Best
Flex RnD
$534.6K
$467.8K – $623.7K
NOI $37,424 @ 7.0% cap · market cap 5.06%
Theoretical Best
Healthcare Medical
$753.3K
$659.1K – $878.9K
NOI $52,731 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-story commercial property combining office, warehouse, paved yard, and second-floor living quarters.
Where is this flex space located?
The property is located at 901 S WILLIAMS AVE. San Benito, TX.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: 4,375‑square‑foot two‑story flex property on 0.9525 acres; Located on a corner lot with dual street frontage; Warehouse includes 2 roll‑up doors and a covered drive‑through bay
