Versatile Retail and Service
For Sale
$964,000
110 S Rangerville Rd, Harlingen, TX 78552
Retail building with flexible space for retail, service, showroom, distribution, or owner-user use on over one acre.
Property Size9,270 SF
Lot Size1.21 Acres
Price / SF$103.99
Days on Market31
Property Features for 110 S Rangerville Rd
General Information
Standard status
Active
Size
9,270 SF
Lot size
1.21 Acres
Property subtype
Other
Additional Details
Highway Access
Yes
Building Details
Building Size
9,270 SF
Year Built
2007
Listing Agency:
Coldwell Banker Commercial Rio Grande Valley
(956) 856-2737
Listed By:
Max Lerma · License #830049
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 12
Last Checked: Aug 12 at 4:34AM
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 Coldwell Banker Commercial Rio Grande Valley
Investment Insights
Based on property information with market context.
The property consists of an approximately 9,270 square foot commercial building on 1.21 acres. The available building area is designed to support a range of commercial uses, including retail, service, showroom, distribution, or owner-user applications.
The site is positioned along South Rangerville Rd near expressway access. The surrounding retail area includes nearby access to major commercial users such as Walmart Supercenter, Valle Vista Mall, H-E-B, and Target, which can support customer traffic and visibility for storefront operations.
In addition to the front parcel, the property includes a 6.56 acre tract behind the building, providing additional land area for potential future needs while keeping the primary commercial building as the primary site improvement.
The site is positioned along South Rangerville Rd near expressway access. The surrounding retail area includes nearby access to major commercial users such as Walmart Supercenter, Valle Vista Mall, H-E-B, and Target, which can support customer traffic and visibility for storefront operations.
In addition to the front parcel, the property includes a 6.56 acre tract behind the building, providing additional land area for potential future needs while keeping the primary commercial building as the primary site improvement.
Key Highlights
- 2007‑built commercial building with approx. 9,270 SF of flexible space
- Situated on 1.21 acres along South Rangerville Rd near expressway access
- Space is suited for retail, service, showroom, distribution, or owner‑user use
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
$88,209
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
9.15%
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%
$1,764,180
$1.8M
Cap Rate 7%
$1,260,129
$1.3M
Cap Rate 9%
$980,100
$980.1K
Market Conditions
NOI Build-Up for 9,270 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
$133.5K $14.40/SF
− Vacancy
−$7.5K −$0.81/SF
EGI
$126.0K $13.59/SF
− OpEx
−$37.8K −$4.08/SF
NOI
$88.2K $9.52/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,764,180
Cap Rate 7%
$1,260,129
Cap Rate 9%
$980,100
Alternative Uses
Best Use
Retail
$1.26M
$1.10M – $1.47M
NOI $88,209 @ 7.0% cap · market cap 9.15%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.60M
$1.40M – $1.86M
NOI $111,729 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
7,465 visits/mo
0.2 miles
Family Dollar
Shops & Services
5,806 visits/mo
0.4 miles
Demographics for 78552, TX
38,474
Population
16,009
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
81%
High-School Grad
48.0 sq mi
ZIP Area
802
Density / Sq Mi
$67,183
Median Household Income
$34,571
Median Earnings
$1,054
Median Rent
$154,500
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?
Retail space - Retail building with flexible space for retail, service, showroom, distribution, or owner-user use on over one acre.
Where is this retail space located?
The property is located at 110 S Rangerville Rd Harlingen, TX.
What is the asking price?
The asking price for this property is $964,000.
What are key features of this property?
This property features: 2007‑built commercial building with approx. 9,270 SF of flexible space; Situated on 1.21 acres along South Rangerville Rd near expressway access; Space is suited for retail, service, showroom, distribution, or owner‑user use
