Commercial Building with High
For Sale
$1,795,000
1009 E Interstate 2, Pharr, TX 78577
Commercial building with high traffic, strong exposure, and endless potential.
Property Size6,241 SF
Price / SF$287.61
Days on Market151
Property Features for 1009 E Interstate 2
General Information
Standard status
Active
Size
6,241 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$17,836
Building Details
Building Size
6,241 SF
Year Built
2005
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Arik Bachsian
Source:
Primeluxuryrealestate
Added: Mar 26
Changed: Aug 23
Last Checked: Aug 22 at 7:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Encore Fine Properties
Investment Insights
Based on property information with market context.
This commercial building, with a size of 6241 square feet, presents an investment opportunity at a busy intersection. It is suitable for medical practices and professional services. The property features excellent visibility, ample parking, a digital billboard, multiple office spaces, and warehouse/storage areas. The zoning supports medical offices, clinics, business centers, insurance, and other commercial uses. The location offers high traffic and strong exposure.
Key Highlights
- Prime location at a high‑traffic intersection in the South Texas Valley, offering excellent visibility and exposure.
- Versatile zoning suitable for medical practices, professional services, and various commercial uses.
- Ample parking available for customers and employees.
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Commercial building with high traffic, strong exposure, and endless potential.
Where is this medical office 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: Prime location at a high‑traffic intersection in the South Texas Valley, offering excellent visibility and exposure.; Versatile zoning suitable for medical practices, professional services, and various commercial uses.; Ample parking available for customers and employees.
