Flex Space with
New
For Sale
$399,000
1326 Alton Boulevard, Alton, TX 78573
Commercial Sale, Alton, TX
Property Size2,520 SF
Lot Size0.21 Acres
Price / SF$158.33
Days on Market4
Property Features for 1326 Alton Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CO
Parking
20
Patio and Porch features
Patio
Exterior features
Storage, Workshop
Appliances
Electric Water Heater
Subdivision
Nuevo Alton Resubdivisiion #1
Directions
From the corner of Conway and 5 Mile Line in Alton: head North on Conway; property will be on the Right side, just short of 6 Mile Line.
Standard status
Active
APN
N861001000000500
Size
2,520 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5667
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Building Details
Year built
1993
Floors in Building
2
Building materials
Block
Roof type
Metal
Additional Structures
Storage, Workshop
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Victor Fuentes · License #574075
(956) 432-1351
Added: Aug 25
Last Checked: Aug 28 at 10:06AM
MLS# 513596
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 2,520-square-foot flex property combines a customer-facing interior with separate work and storage capacity. The main building includes an open retail area, tile flooring, drop ceilings, a granite service counter with panel cabinetry, track lighting, wall-mounted A/C units, and two restrooms. A stairway connects to an upper loft with a vaulted ceiling that can function as storage or office space.
At the rear, a separate metal structure provides an open workshop or warehouse area with exposed steel framing and a large bay door. The 0.212-acre site includes approximately 10 paved parking spaces, a concrete rear apron, perimeter fencing, and a patio. Built in 1993, the property has CO zoning and a prior retail and wholesale use history. It is located at 1326 Alton Boulevard in Alton, Texas.
At the rear, a separate metal structure provides an open workshop or warehouse area with exposed steel framing and a large bay door. The 0.212-acre site includes approximately 10 paved parking spaces, a concrete rear apron, perimeter fencing, and a patio. Built in 1993, the property has CO zoning and a prior retail and wholesale use history. It is located at 1326 Alton Boulevard in Alton, Texas.
Key Highlights
- 2,520 SF property with retail, office, loft, and workshop areas
- Separate rear metal structure with exposed steel beams and a large open bay door
- Approximately 10 paved parking spaces with rear concrete apron access
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
$34,025
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
8.53%
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%
$680,500
$680.5K
Cap Rate 7%
$486,071
$486.1K
Cap Rate 9%
$378,056
$378.1K
Market Conditions
NOI Build-Up for 2,520 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
$51.7K $20.52/SF
− Vacancy
−$3.1K −$1.23/SF
EGI
$48.6K $19.29/SF
− OpEx
−$14.6K −$5.79/SF
NOI
$34.0K $13.50/SF
Area
Hidalgo County, TX
Vacancy
6.00%
Lease Rate
$20.52 /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%
$680,500
Cap Rate 7%
$486,071
Cap Rate 9%
$378,056
Alternative Uses
Best Use
Retail
$486.1K
$425.3K – $567.1K
NOI $34,025 @ 7.0% cap · market cap 8.53%
Second Best
Warehouse
$230.0K
$201.3K – $268.4K
NOI $16,102 @ 7.0% cap · market cap 4.04%
Theoretical Best
Hotel Hospitality
$1.90M
$1.66M – $2.21M
NOI $132,867 @ 7.0% cap · market cap 33.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78573, TX
42,229
Population
13,339
Households
3.2
Avg Household Size
29
Median Age
15%
College-Educated
63%
High-School Grad
36.7 sq mi
ZIP Area
1,151
Density / Sq Mi
$51,185
Median Household Income
$27,730
Median Earnings
$909
Median Rent
$154,800
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.
Frequently Asked Questions
What type of property is this?
Flex space - Combined retail, office, loft, and workshop areas support varied commercial layouts.
Where is this flex space located?
The property is located at 1326 Alton Boulevard Alton, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,520 SF property with retail, office, loft, and workshop areas; Separate rear metal structure with exposed steel beams and a large open bay door; Approximately 10 paved parking spaces with rear concrete apron access
