Retail Storefront in Strip
For Sale
$325,000
115-4037 W Expressway 83, McAllen, TX 78503
Storefront space with an open layout, ample natural light, and convenient access to ample parking.
Property Size1,869 SF
Price / SF$173.89
Days on Market304
Property Features for 115-4037 W Expressway 83
General Information
Standard status
Active
Size
1,869 SF
Taxes and HOA fees
Annual Taxes
$7,530
Listing Agency:
Coldwell Banker La Mansion
(956) 631-1322
Listed By:
Omar Garza · License #824592
(512) 998-0019
Source:
Exprealty
Added: Nov 18, 2025
Changed: Sep 10
Last Checked: Sep 16 at 11:49PM
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 La Mansion
Investment Insights
Based on property information with market context.
This retail storefront space is located within a strip center and offers a flexible layout designed for a variety of retail or service uses. The interior features an open layout and ample natural light, creating a bright, easy-to-configure environment for prospective tenants.
The space is positioned for convenient access to ample parking, supporting day-to-day customer traffic. The surrounding tenant mix within the strip center provides a commercial setting intended for ongoing retail activity.
The space size is listed as 1,868 sqft, offering a straightforward option for businesses looking to establish in a retail shopping environment with visibility and customer access.
The space is positioned for convenient access to ample parking, supporting day-to-day customer traffic. The surrounding tenant mix within the strip center provides a commercial setting intended for ongoing retail activity.
The space size is listed as 1,868 sqft, offering a straightforward option for businesses looking to establish in a retail shopping environment with visibility and customer access.
Key Highlights
- 1,868 sqft retail storefront space in a strip center
- Open layout with ample natural light
- Versatile for retail or service businesses
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
$26,677
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
8.21%
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%
$533,540
$533.5K
Cap Rate 7%
$381,100
$381.1K
Cap Rate 9%
$296,411
$296.4K
Market Conditions
NOI Build-Up for 1,869 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
$40.4K $21.60/SF
− Vacancy
−$2.3K −$1.21/SF
EGI
$38.1K $20.39/SF
− OpEx
−$11.4K −$6.12/SF
NOI
$26.7K $14.27/SF
Area
McAllen, TX
Vacancy
5.60%
Lease Rate
$21.60 /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%
$533,540
Cap Rate 7%
$381,100
Cap Rate 9%
$296,411
Alternative Uses
Best Use
Retail
$381.1K
$333.5K – $444.6K
NOI $26,677 @ 7.0% cap · market cap 8.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$507.5K
$444.1K – $592.1K
NOI $35,526 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,576
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Texas Regional Bank
Shops & Services
5,276 visits/mo
0.5 miles
Demographics for 78503, TX
23,604
Population
8,090
Households
2.9
Avg Household Size
35
Median Age
25%
College-Educated
71%
High-School Grad
19.2 sq mi
ZIP Area
1,229
Density / Sq Mi
$48,765
Median Household Income
$27,514
Median Earnings
$1,087
Median Rent
$130,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cantu's Special Events — 2000 s jackson rd, mcallen, tx 78503
- XOXO Flowers and Decor — 2000 s 10th st, mcallen, tx 78503
- Catholic Florist — 724 E Expressway 83, McAllen, TX 78503
- Eleganza Floral Deco — inside palazzio bridal, 500 w expy 83, mcallen, tx 78501
- Flower Studio — 101 E Expressway 83 Ste. 145, McAllen, TX 78501
Frequently Asked Questions
What type of property is this?
Storefront property - Storefront space with an open layout, ample natural light, and convenient access to ample parking.
Where is this storefront property located?
The property is located at 115-4037 W Expressway 83 McAllen, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,868 sqft retail storefront space in a strip center; Open layout with ample natural light; Versatile for retail or service businesses
