Corner Warehouse
For Sale
$2,500,000
120 S Broadway Street, McAllen, TX 78501
COMMERCIAL - McAllen, TX
Property Size14,000 SF
Lot Size0.32 Acres
Price / SF$178.57
Days on Market97
Property Features for 120 S Broadway Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
13
Parking features
On Street
Appliances
Electric Water Heater, Water Heater (Other)
Subdivision
Mcallen Addition
Lot features
Downtown
Directions
From Route 83 go south on Broadway to Beaumont, building on the right side corner
Standard status
Active
APN
M195000013000100
Size
14,000 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
12050
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
1976
Floors in Building
2
Building materials
Brick, Block
Roof type
Flat
Listing Agency:
RE/MAX Platinum · RE/MAX International
(956) 668-8555
Listed By:
Amy-Noelle Gallo · License #TREC#0694031
(956) 929-5185
Added: May 20
Changed: Aug 13
Last Checked: Aug 24 at 12:06AM
MLS# 485914
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 warehouse building offers a compact corner-lot footprint with 14,000 square feet of space. The structure was built in 1976 and features brick and block construction with a flat roof. Heating includes central and electric (heating) systems, and cooling is provided by central air and electric equipment. On-site water heating is supported by an electric water heater and an additional water heater (other), and parking is available on-street.
The property is located at 120 S Broadway Street in McAllen, Texas on the prime corner of Broadway & Beaumont. The address places the building at the intersection for straightforward access from surrounding local traffic.
Overall, it is a brick/block warehouse option with established mechanical systems and a corner location designed for day-to-day operational access.
The property is located at 120 S Broadway Street in McAllen, Texas on the prime corner of Broadway & Beaumont. The address places the building at the intersection for straightforward access from surrounding local traffic.
Overall, it is a brick/block warehouse option with established mechanical systems and a corner location designed for day-to-day operational access.
Key Highlights
- 0.3214‑acre corner lot at Broadway & Beaumont
- 14,000 SF warehouse building
- Built in 1976 with brick and block construction
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
$103,244
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
4.13%
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%
$2,064,880
$2.1M
Cap Rate 7%
$1,474,914
$1.5M
Cap Rate 9%
$1,147,156
$1.1M
Market Conditions
NOI Build-Up for 14,000 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
$126.0K $9.00/SF
− Vacancy
−$4.5K −$0.32/SF
EGI
$121.5K $8.68/SF
− OpEx
−$18.2K −$1.30/SF
NOI
$103.2K $7.37/SF
Area
McAllen, TX
Vacancy
3.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$2,064,880
Cap Rate 7%
$1,474,914
Cap Rate 9%
$1,147,156
Alternative Uses
Best Use
Warehouse
$1.47M
$1.29M – $1.72M
NOI $103,244 @ 7.0% cap · market cap 4.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.80M
$3.33M – $4.44M
NOI $266,112 @ 7.0% cap · market cap 10.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,556
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- McAllen Storage Facility — 517 N 10th St, McAllen, TX 78501
- NVS United Logistics — 2521 W US-83 BUS, McAllen, TX 78501
- Self Storage — 116 S 17th St, McAllen, TX 78501
- Preferred Self Storage Unit — 1420 Austin Ave, McAllen, TX 78501
- Warehaus — 318 S 17th St, McAllen, TX 78501
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse building on a corner lot with brick/block construction, central electric heating, and on-street parking.
Where is this warehouse located?
The property is located at 120 S Broadway Street McAllen, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 0.3214‑acre corner lot at Broadway & Beaumont; 14,000 SF warehouse building; Built in 1976 with brick and block construction
