Flex Space with Loading
For Sale
$880,000
6201 Fm 106 Unit 10, Harlingen, TX 78550
Flex space combines warehouse, office, dock-high access, and grade-level loading.
Property Size10,000 SF
Lot Size1.27 Acres
Price / SF$88
Days on Market54
Property Features for 6201 Fm 106 Unit 10
General Information
Standard status
Active
Size
10,000 SF
Lot size
1.27 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
22 ft
Warehouse Space
8,000 SF
Office Build-Out
2,000 SF
Dock-High Doors
1
Drive-In Doors
6
Building Details
Year Built
2023
Buildings
1
Building Size
10,000 SF
Listing Agency:
CHRE Cindy Hopkins Real Estate
Listed By:
Cynthia Hopkins · License #0508052
(956) 778-3255
Source:
Accessrealtyrgv
Added: Jul 12
Changed: Aug 30
Last Checked: Sep 1 at 9:47PM
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 CHRE Cindy Hopkins Real Estate
Investment Insights
Based on property information with market context.
Built in 2023, this flex property includes approximately 10,000 square feet across an office component of approximately 2,000 square feet and approximately 8,000 square feet of warehouse area. The warehouse measures 80' x 125' and offers graduated ceiling heights from 20' to 22'. Loading includes one 12' x 14' dock-high door and six 12' x 14' grade-level doors.
The improvements sit on an approximately 1.27-acre newly subdivided industrial lot with approximate dimensions of 197' x 281'. Access is available from FM 106 and FM 509, at their intersection within Harlingen Industrial Park - Phase III, approximately 5 minutes from the I69 Corridor. Phase III power is available at the location. Water, sewer, trash, and mowing are additional costs. The seller, a general contractor, can build to suit business requirements.
The improvements sit on an approximately 1.27-acre newly subdivided industrial lot with approximate dimensions of 197' x 281'. Access is available from FM 106 and FM 509, at their intersection within Harlingen Industrial Park - Phase III, approximately 5 minutes from the I69 Corridor. Phase III power is available at the location. Water, sewer, trash, and mowing are additional costs. The seller, a general contractor, can build to suit business requirements.
Key Highlights
- Approximately 10,000 SF building on an approximately 1.27‑acre industrial lot
- Approximately 2,000 SF of office space and approximately 8,000 SF of warehouse area
- One 12' x 14' dock‑high door plus six 12' x 14' grade‑level doors
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
$56,810
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
6.46%
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%
$1,136,200
$1.1M
Cap Rate 7%
$811,571
$811.6K
Cap Rate 9%
$631,222
$631.2K
Market Conditions
NOI Build-Up for 10,000 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
$70.8K $7.08/SF
− Vacancy
−$4.0K −$0.40/SF
EGI
$66.8K $6.68/SF
− OpEx
−$10.0K −$1.00/SF
NOI
$56.8K $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%
$1,136,200
Cap Rate 7%
$811,571
Cap Rate 9%
$631,222
Alternative Uses
Best Use
Flex RnD
$1.22M
$1.07M – $1.43M
NOI $85,541 @ 7.0% cap · market cap 9.72%
Second Best
Warehouse
$811.6K
$710.1K – $946.8K
NOI $56,810 @ 7.0% cap · market cap 6.46%
Theoretical Best
Healthcare Medical
$1.72M
$1.51M – $2.01M
NOI $120,528 @ 7.0% cap · market cap 13.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
1
Dock-high doors
6
Drive-in doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-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
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space combines warehouse, office, dock-high access, and grade-level loading.
Where is this flex space located?
The property is located at 6201 Fm 106 Unit 10 Harlingen, TX.
What is the asking price?
The asking price for this property is $880,000.
What are key features of this property?
This property features: Approximately 10,000 SF building on an approximately 1.27‑acre industrial lot; Approximately 2,000 SF of office space and approximately 8,000 SF of warehouse area; One 12' x 14' dock‑high door plus six 12' x 14' grade‑level doors
