Wooded Commercial
For Sale
$286,000
34 OLD MILITARY HWY., Brownsville, TX 78520
Located along a city road in an established Brownsville area with business and residential surroundings.
Property Size2,208 SF
Price / SF$129.53
Days on Market578
Property Features for 34 OLD MILITARY HWY.
General Information
Standard status
Active
Size
2,208 SF
Property subtype
General Commercial
Amenities
3
Lot with Trees.
City Road, Wooded.
Building Details
Year Built
1974
Stories
1
Listing Agency:
B-Town Realty
(956) 541-2200
Listed By:
Roland Guerra · License #397620
(956) 541-2200
Source:
Xome
Added: Jan 30, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:55PM
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 B-Town Realty
Investment Insights
Based on property information with market context.
This commercial land parcel is situated at 34 Old Military Hwy. in Brownsville, Texas. The property includes a wooded setting with trees and access from a city road.
The surrounding area includes both businesses and residential properties. Uses identified for the site include multifamily housing, a four-plex, boat storage, a mechanic shop, or an automobile sales lot.
The surrounding area includes both businesses and residential properties. Uses identified for the site include multifamily housing, a four-plex, boat storage, a mechanic shop, or an automobile sales lot.
Key Highlights
- Commercial land at 34 OLD MILITARY HWY., Brownsville, TX 78520
- Wooded lot with trees
- Access from a city road
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
$21,010
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
7.35%
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%
$420,200
$420.2K
Cap Rate 7%
$300,143
$300.1K
Cap Rate 9%
$233,444
$233.4K
Market Conditions
NOI Build-Up for 2,208 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
$31.8K $14.40/SF
− Vacancy
−$1.8K −$0.81/SF
EGI
$30.0K $13.59/SF
− OpEx
−$9.0K −$4.08/SF
NOI
$21.0K $9.52/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$420,200
Cap Rate 7%
$300,143
Cap Rate 9%
$233,444
Alternative Uses
Best Use
Retail
$300.1K
$262.6K – $350.2K
NOI $21,010 @ 7.0% cap · market cap 7.35%
Second Best
Warehouse
$179.2K
$156.8K – $209.1K
NOI $12,544 @ 7.0% cap · market cap 4.39%
Theoretical Best
Healthcare Medical
$380.2K
$332.7K – $443.6K
NOI $26,613 @ 7.0% cap · market cap 9.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 78520, TX
64,949
Population
22,543
Households
2.9
Avg Household Size
34
Median Age
23%
College-Educated
69%
High-School Grad
39.7 sq mi
ZIP Area
1,636
Density / Sq Mi
$47,331
Median Household Income
$27,529
Median Earnings
$842
Median Rent
$129,200
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?
Commercial land - Located along a city road in an established Brownsville area with business and residential surroundings.
Where is this commercial land located?
The property is located at 34 OLD MILITARY HWY. Brownsville, TX.
What is the asking price?
The asking price for this property is $286,000.
What are key features of this property?
This property features: Commercial land at 34 OLD MILITARY HWY., Brownsville, TX 78520; Wooded lot with trees; Access from a city road
