Highway Frontage Flex
New
For Sale
$250,000
120 W US Highway 83, San Juan, TX 78589
Flexible commercial building with office, retail, and automotive service potential along a well-traveled business corridor.
Property Size1,875 SF
Lot Size0.11 Acres
Price / SF$133.33
Days on Market5
Property Features for 120 W US Highway 83
General Information
Standard status
Active
Size
1,875 SF
Lot size
0.11 Acres
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
1,875 SF
Listing Agency:
Coldwell Banker Commercial Rio Grande Valley
(512) 998-0019
Listed By:
Omar Garza · License #824592
Source:
Commercialcafe
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 18 at 7:54AM
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.
This 1,875-square-foot flex property occupies approximately 0.112 acres and provides a configurable commercial layout. The space is suited to office, retail, automotive service, specialty shop, or similar operations, supporting both owner-user and investment applications. Its adaptable format allows the improvements to serve different business models without requiring a large footprint.
The property is located at 120 W US Highway 83 in San Juan, Texas, with frontage along US Highway Business 83. Exposure is reported at more than 15,000 vehicles per day, and the site offers access to nearby residential areas, established businesses, and major transportation corridors throughout the Rio Grande Valley.
The property is located at 120 W US Highway 83 in San Juan, Texas, with frontage along US Highway Business 83. Exposure is reported at more than 15,000 vehicles per day, and the site offers access to nearby residential areas, established businesses, and major transportation corridors throughout the Rio Grande Valley.
Key Highlights
- 1,875 SF flex space on approximately 0.112 acres
- 4,875 SF site along US Highway Business 83
- Exposure to over 15,000+ vehicles per day
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
$9,867
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
3.95%
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%
$197,340
$197.3K
Cap Rate 7%
$140,957
$141.0K
Cap Rate 9%
$109,633
$109.6K
Market Conditions
NOI Build-Up for 1,875 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
$15.1K $8.04/SF
− Vacancy
−$980 −$0.52/SF
EGI
$14.1K $7.52/SF
− OpEx
−$4.2K −$2.26/SF
NOI
$9.9K $5.26/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /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%
$197,340
Cap Rate 7%
$140,957
Cap Rate 9%
$109,633
Alternative Uses
Best Use
Industrial
$141.0K
$123.3K – $164.5K
NOI $9,867 @ 7.0% cap · market cap 3.95%
Second Best
Flex RnD
$130.9K
$114.5K – $152.7K
NOI $9,162 @ 7.0% cap · market cap 3.66%
Theoretical Best
Hotel Hospitality
$1.41M
$1.24M – $1.65M
NOI $98,859 @ 7.0% cap · market cap 39.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78589, TX
38,987
Population
12,393
Households
3.1
Avg Household Size
32
Median Age
13%
College-Educated
62%
High-School Grad
25.5 sq mi
ZIP Area
1,529
Density / Sq Mi
$51,662
Median Household Income
$27,679
Median Earnings
$926
Median Rent
$112,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial building with office, retail, and automotive service potential along a well-traveled business corridor.
Where is this flex space located?
The property is located at 120 W US Highway 83 San Juan, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,875 SF flex space on approximately 0.112 acres; 4,875 SF site along US Highway Business 83; Exposure to over 15,000+ vehicles per day
