Flex Space with Digital
For Sale
$1,795,000
1009 E Interstate 2, Pharr, TX 78577
COMMERCIAL - Pharr, TX
Property Size6,241 SF
Lot Size0.76 Acres
Price / SF$287.61
Days on Market237
Property Features for 1009 E Interstate 2
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
25
Parking features
Garage, Special Needs
Security features
Security System
Appliances
Electric Water Heater
Subdivision
Bentsen Commerce
Directions
From McAllen to destination: Continue straight to stay on E Expressway 83/E Frontage Rd N/U.S. 83 Frontage Rd S Turn left onto N I Rd/N Veterans Blvd Turn left at the 1st cross street onto E Expressway 83/W Frontage Rd N/US-83 Frontage Rd. Building on your right on the expressway service road.
Standard status
Active
APN
B254500000000600
Size
6,241 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
17836
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
digital billboard
Building Details
Year built
2005
Floors in Building
2
Building materials
Aluminum Siding, Brick, Stucco
Roof type
Shingle, Metal
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Arik Bachsian
(956) 360-2864
Added: Dec 18, 2025
Changed: Aug 4
Last Checked: Aug 12 at 11:06PM
MLS# 488874
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 flex space property was built in 2005 and totals 6,241 SF on a 0.759-acre lot. The building includes multiple office spaces along with warehouse and storage areas, supported by a zoning base intended for medical and professional services. Interior systems feature central heating and central air, and the property includes an electric water heater.
Construction materials include aluminum siding, brick, and stucco, with shingle and metal roofing. Parking is described with special needs access and garage parking features.
Zoning is stated to support medical offices and clinics, business centers, insurance, and other commercial uses, providing a flexible fit for a range of professional service tenants. The property address is 1009 E Interstate 2 in Pharr, TX 78577, in Hidalgo County.
Construction materials include aluminum siding, brick, and stucco, with shingle and metal roofing. Parking is described with special needs access and garage parking features.
Zoning is stated to support medical offices and clinics, business centers, insurance, and other commercial uses, providing a flexible fit for a range of professional service tenants. The property address is 1009 E Interstate 2 in Pharr, TX 78577, in Hidalgo County.
Key Highlights
- 6,241 SF flex space on a 0.759‑acre lot
- Built in 2005 with office spaces plus warehouse/storage areas
- Central heating and central air
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
$104,393
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
5.82%
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%
$2,087,860
$2.1M
Cap Rate 7%
$1,491,329
$1.5M
Cap Rate 9%
$1,159,922
$1.2M
Market Conditions
NOI Build-Up for 6,241 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
$191.7K $30.72/SF
− Vacancy
−$52.5K −$8.42/SF
EGI
$139.2K $22.30/SF
− OpEx
−$34.8K −$5.58/SF
NOI
$104.4K $16.73/SF
Area
Hidalgo County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$2,087,860
Cap Rate 7%
$1,491,329
Cap Rate 9%
$1,159,922
Alternative Uses
Best Use
Office B
$1.49M
$1.30M – $1.74M
NOI $104,393 @ 7.0% cap · market cap 5.82%
Second Best
Healthcare Medical
$1.32M
$1.15M – $1.54M
NOI $92,344 @ 7.0% cap · market cap 5.14%
Theoretical Best
Hotel Hospitality
$4.70M
$4.11M – $5.48M
NOI $329,057 @ 7.0% cap · market cap 18.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
912
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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 - Flex space built in 2005 with central HVAC, digital billboard, and office plus warehouse/storage areas.
Where is this flex space located?
The property is located at 1009 E Interstate 2 Pharr, TX.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: 6,241 SF flex space on a 0.759‑acre lot; Built in 2005 with office spaces plus warehouse/storage areas; Central heating and central air
