Restaurant with Covered Outdoor
For Sale
$995,000
1015 S International Boulevard, Weslaco, TX 78596
Commercial Sale, Weslaco, TX
Property Size3,100 SF
Lot Size1.64 Acres
Price / SF$320.97
Days on Market94
Property Features for 1015 S International Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CO
Parking
40
Parking features
Special Needs
Exterior features
Storage
Accessibility
Accessible Approach with Ramp
Appliances
Electric Water Heater
Subdivision
Ranch House
Directions
Head south on FM 1015, past Business Highway 83, property is on the east side.
Standard status
Active
APN
R083000000000100
Size
3,100 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10195
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
outdoor entertainment venue
Building Details
Year built
2016
Floors in Building
1
Building materials
Brick, Block, Stone, Stucco, Wood Siding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Davis Real Estate RGV, LLC
(956) 968-4571
Listed By:
Randall L Summers
(956) 463-2959
Added: May 21
Changed: Aug 19
Last Checked: Aug 22 at 11:06AM
MLS# 504735
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 3,100-square-foot restaurant occupies 1.64 acres and includes an equipped commercial kitchen, finished dining space, covered outdoor seating, and a separate outdoor entertainment venue. Central air conditioning supports year-round guest comfort, while the 2016 construction includes brick, block, stone, stucco, and wood siding elements. The property also provides storage, a metal roof, central heating, and an accessible approach with ramp.
Located along 5-lane International Boulevard (FM 1015), the site offers approximately 223 feet of frontage and direct commercial-corridor exposure. CO zoning is in place, and the property is identified at 1015 S International Boulevard in Weslaco, Texas. The combination of restaurant infrastructure, outdoor areas, and established access supports continued restaurant operations or related commercial use consistent with the property’s zoning.
Located along 5-lane International Boulevard (FM 1015), the site offers approximately 223 feet of frontage and direct commercial-corridor exposure. CO zoning is in place, and the property is identified at 1015 S International Boulevard in Weslaco, Texas. The combination of restaurant infrastructure, outdoor areas, and established access supports continued restaurant operations or related commercial use consistent with the property’s zoning.
Key Highlights
- 1.64‑acre restaurant property with a 3,100‑square‑foot building
- Approximately 223 feet of frontage along 5‑lane International Boulevard (FM 1015)
- Equipped commercial kitchen with finished dining space
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
$44,990
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
4.52%
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%
$899,800
$899.8K
Cap Rate 7%
$642,714
$642.7K
Cap Rate 9%
$499,889
$499.9K
Market Conditions
NOI Build-Up for 3,100 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
$63.6K $20.52/SF
− Vacancy
−$3.6K −$1.17/SF
EGI
$60.0K $19.35/SF
− OpEx
−$15.0K −$4.84/SF
NOI
$45.0K $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%
$899,800
Cap Rate 7%
$642,714
Cap Rate 9%
$499,889
Alternative Uses
Best Use
Specialty Retail
$642.7K
$562.4K – $749.8K
NOI $44,990 @ 7.0% cap · market cap 4.52%
Second Best
Industrial
$233.0K
$203.9K – $271.9K
NOI $16,313 @ 7.0% cap · market cap 1.64%
Theoretical Best
Hotel Hospitality
$2.33M
$2.04M – $2.72M
NOI $163,448 @ 7.0% cap · market cap 16.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
284
Businesses Nearby
73k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 60%
Shops & Services 40%
McDonald's
Dining
27,198 visits/mo
0.2 miles
Stripes
Shops & Services
13,969 visits/mo
0.2 miles
Burger King
Dining
11,834 visits/mo
0.5 miles
Dollar General
Shops & Services
8,677 visits/mo
0.3 miles
First Cash Pawn
Shops & Services
5,718 visits/mo
0.2 miles
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a commercial kitchen and dedicated outdoor entertainment area.
Where is this conventional restaurant located?
The property is located at 1015 S International Boulevard Weslaco, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 1.64‑acre restaurant property with a 3,100‑square‑foot building; Approximately 223 feet of frontage along 5‑lane International Boulevard (FM 1015); Equipped commercial kitchen with finished dining space
