Open-Layout Flex
For Sale
$120,000
BUSINESS 83, La Feria, TX 78559
Commercial Sale, LA FERIA, TX
Property Size1,250 SF
Lot Size0.51 Acres
Price / SF$96
Days on Market93
Property Features for BUSINESS 83
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
RABB HEIGHTS
Standard status
Active
Size
1,250 SF
Lot size
0.51 Acres
Amenities
fenced entrance
Building Details
Year built
1960
Floors in Building
1
Listing Agency:
KELLER WILLIAMS LRGV · Keller Williams Realty
(956) 423-8877
Listed By:
Gracie Sanchez
(956) 703-1666
Added: May 28
Changed: Aug 19
Last Checked: Aug 28 at 7:06AM
MLS# 29776767
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 flex space includes a 1,250-square-foot concrete block building constructed in 1960 on a 0.51-acre lot. The open interior can be configured for warehouse, storage, mechanic shop, or small-business use, subject to applicable requirements. The property also includes a fenced entrance, wide access area, and room for expansion.
Ample parking and convenient access to main roads support practical day-to-day operations. The property is located on Business 83 in La Feria, within an area that includes surrounding businesses. Its combination of an open layout, sizable site, and existing commercial improvements provides flexibility for an owner-user or investor seeking a space that can be customized.
Ample parking and convenient access to main roads support practical day-to-day operations. The property is located on Business 83 in La Feria, within an area that includes surrounding businesses. Its combination of an open layout, sizable site, and existing commercial improvements provides flexibility for an owner-user or investor seeking a space that can be customized.
Key Highlights
- 1,250‑square‑foot concrete block building
- 0.51‑acre commercial lot
- Open interior layout with flexible configuration
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
$10,693
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
8.91%
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%
$213,860
$213.9K
Cap Rate 7%
$152,757
$152.8K
Cap Rate 9%
$118,811
$118.8K
Market Conditions
NOI Build-Up for 1,250 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
$16.7K $13.32/SF
− Vacancy
−$200 −$0.16/SF
EGI
$16.5K $13.16/SF
− OpEx
−$5.8K −$4.61/SF
NOI
$10.7K $8.55/SF
Area
Cameron County, TX
Vacancy
1.20%
Lease Rate
$13.32 /SF/Yr
Expense Ratio
35.00%
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%
$213,860
Cap Rate 7%
$152,757
Cap Rate 9%
$118,811
Alternative Uses
Best Use
Retail
$169.9K
$148.7K – $198.2K
NOI $11,894 @ 7.0% cap · market cap 9.91%
Second Best
Flex RnD
$152.8K
$133.7K – $178.2K
NOI $10,693 @ 7.0% cap · market cap 8.91%
Theoretical Best
Healthcare Medical
$215.2K
$188.3K – $251.1K
NOI $15,066 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78559, TX
12,533
Population
5,047
Households
2.5
Avg Household Size
37
Median Age
14%
College-Educated
72%
High-School Grad
36.3 sq mi
ZIP Area
345
Density / Sq Mi
$48,117
Median Household Income
$31,927
Median Earnings
$985
Median Rent
$99,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Concrete block commercial building with a fenced entrance, broad access area, and an adaptable interior configuration.
Where is this flex space located?
The property is located at BUSINESS 83 La Feria, TX.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: 1,250‑square‑foot concrete block building; 0.51‑acre commercial lot; Open interior layout with flexible configuration
