Flex Industrial-Retail
For Sale
$595,900
1306 F ST, Harlingen, TX 78550
Versatile building combines a spacious warehouse with multiple entry points and a side storefront for customer-facing use.
Property Size6,912 SF
Price / SF$86.21
Days on Market265
Property Features for 1306 F ST
General Information
Standard status
Active
Size
6,912 SF
Property subtype
General Commercial
Amenities
3
8 Parking Spaces. Paved Driveway.
Sidewalks, Extra Storage. Industrial Area, City Road.
Building Details
Year Built
1990
Stories
1
Listing Agency:
Rio Realty
(956) 243-3566
Listed By:
Dalia Hernandez
(956) 243-3566
Source:
Xome
Added: Nov 19, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:58AM
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 Rio Realty
Investment Insights
Based on property information with market context.
This versatile commercial building pairs a spacious warehouse area with multiple entry points with a convenient side storefront suited for customer-facing operations such as retail displays or service counters. The exterior is described as low-maintenance, supporting streamlined upkeep.
The property is street-front on S F ST and positioned in Harlingen’s commercial corridor with access to foot and vehicle traffic. The address also provides easy access to Expressway 77/83 and I-69 E toward MacAllen and Brownsville, with ample parking available on site.
Overall, the layout supports mixed-use flexibility by allowing warehouse-focused storage, distribution, or manufacturing-style operations alongside a storefront option for customers.
The property is street-front on S F ST and positioned in Harlingen’s commercial corridor with access to foot and vehicle traffic. The address also provides easy access to Expressway 77/83 and I-69 E toward MacAllen and Brownsville, with ample parking available on site.
Overall, the layout supports mixed-use flexibility by allowing warehouse-focused storage, distribution, or manufacturing-style operations alongside a storefront option for customers.
Key Highlights
- Versatile building with a spacious warehouse area and multiple entry points for storage, distribution, or manufacturing use
- Side storefront for customer‑facing operations, such as retail displays or service counters
- Street‑front on F St with convenient access to Expressway 77/83 and I‑69E
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
$39,267
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
6.59%
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%
$785,340
$785.3K
Cap Rate 7%
$560,957
$561.0K
Cap Rate 9%
$436,300
$436.3K
Market Conditions
NOI Build-Up for 6,912 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
$48.9K $7.08/SF
− Vacancy
−$2.7K −$0.40/SF
EGI
$46.2K $6.68/SF
− OpEx
−$6.9K −$1.00/SF
NOI
$39.3K $5.68/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$7.08 /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%
$785,340
Cap Rate 7%
$560,957
Cap Rate 9%
$436,300
Alternative Uses
Best Use
Retail
$939.6K
$822.1K – $1.10M
NOI $65,771 @ 7.0% cap · market cap 11.04%
Second Best
Flex RnD
$844.7K
$739.1K – $985.4K
NOI $59,126 @ 7.0% cap · market cap 9.92%
Theoretical Best
Healthcare Medical
$1.19M
$1.04M – $1.39M
NOI $83,309 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
256
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78550, TX
56,038
Population
22,347
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
77%
High-School Grad
94.2 sq mi
ZIP Area
595
Density / Sq Mi
$51,524
Median Household Income
$32,065
Median Earnings
$863
Median Rent
$120,500
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
- SmokinBucks — Harlingen, TX 78550
Frequently Asked Questions
What type of property is this?
Flex space - Versatile building combines a spacious warehouse with multiple entry points and a side storefront for customer-facing use.
Where is this flex space located?
The property is located at 1306 F ST Harlingen, TX.
What is the asking price?
The asking price for this property is $595,900.
What are key features of this property?
This property features: Versatile building with a spacious warehouse area and multiple entry points for storage, distribution, or manufacturing use; Side storefront for customer‑facing operations, such as retail displays or service counters; Street‑front on F St with convenient access to Expressway 77/83 and I‑69E
