Expressway-Frontage Storefront
For Sale
$299,000
4037 W Expressway 83 #155, McAllen, TX 78503
Shell commercial space allows a business to configure the interior for office, medical, retail, or professional use.
Property Size1,744 SF
Price / SF$171.44
Days on Market34
Property Features for 4037 W Expressway 83 #155
General Information
Standard status
Active
Size
1,744 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2012
Listing Agency:
Casablanca Real Estate Of Texas, Llc.
Listed By:
Dulce Mascorro · License #801068309
Source:
Tnt
Added: Jul 28
Changed: Aug 30
Last Checked: Aug 25 at 3:48AM
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 Casablanca Real Estate Of Texas, Llc.
Investment Insights
Based on property information with market context.
This 1,744-square-foot storefront shell provides an unfinished interior that can be tailored to the requirements of an office, medical practice, retail operation, or professional business. The space is identified as Suite 155 within a commercial property built in 2012.
Located at 4037 W Expressway 83 in McAllen, the property offers frontage along the expressway and sits among restaurants, retail businesses, hotels, and established commercial occupants. Its setting places customers and clients near a range of existing businesses and services.
The flexible shell condition gives an incoming occupant the ability to plan the interior around its specific operational needs rather than adapt an existing buildout.
Located at 4037 W Expressway 83 in McAllen, the property offers frontage along the expressway and sits among restaurants, retail businesses, hotels, and established commercial occupants. Its setting places customers and clients near a range of existing businesses and services.
The flexible shell condition gives an incoming occupant the ability to plan the interior around its specific operational needs rather than adapt an existing buildout.
Key Highlights
- 1,744 SF shell storefront space
- Expressway frontage at 4037 W Expressway 83, McAllen, TX 78503
- Interior can be customized for office, medical, retail, or professional use
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
$24,893
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
8.33%
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%
$497,860
$497.9K
Cap Rate 7%
$355,614
$355.6K
Cap Rate 9%
$276,589
$276.6K
Market Conditions
NOI Build-Up for 1,744 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
$37.7K $21.60/SF
− Vacancy
−$2.1K −$1.21/SF
EGI
$35.6K $20.39/SF
− OpEx
−$10.7K −$6.12/SF
NOI
$24.9K $14.27/SF
Area
McAllen, TX
Vacancy
5.60%
Lease Rate
$21.60 /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%
$497,860
Cap Rate 7%
$355,614
Cap Rate 9%
$276,589
Alternative Uses
Best Use
Retail
$355.6K
$311.2K – $414.9K
NOI $24,893 @ 7.0% cap · market cap 8.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$473.6K
$414.4K – $552.5K
NOI $33,150 @ 7.0% cap · market cap 11.09%
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
446
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78503, TX
23,604
Population
8,090
Households
2.9
Avg Household Size
35
Median Age
25%
College-Educated
71%
High-School Grad
19.2 sq mi
ZIP Area
1,229
Density / Sq Mi
$48,765
Median Household Income
$27,514
Median Earnings
$1,087
Median Rent
$130,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Shell commercial space allows a business to configure the interior for office, medical, retail, or professional use.
Where is this storefront property located?
The property is located at 4037 W Expressway 83 #155 McAllen, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1,744 SF shell storefront space; Expressway frontage at 4037 W Expressway 83, McAllen, TX 78503; Interior can be customized for office, medical, retail, or professional use
