Industrial Warehouse and Irrigated
For Sale
$970,000
135 Sioux Road, Alamo, TX 78516
Nearly 13 acres of laser-leveled, irrigated farmland plus a 6,000 SF warehouse and 6,000 SF covered area.
Property Size12,124 SF
Price / SF$80.01
Days on Market331
Property Features for 135 Sioux Road
General Information
Standard status
Active
Size
12,124 SF
Property subtype
General Commercial
Additional Details
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$3,615
Amenities
Central Air, Electric
3
Parking.
6 Parking Spaces. Covered, Off Street.
City Road.
Building Details
Year Built
1980
Listing Agency:
Big Realty
(956) 465-0011
Listed By:
Gregory Vasquez · License #TEXAS0665545
(956) 289-3288
Source:
Xome
Added: Oct 13, 2025
Changed: Sep 2
Last Checked: Sep 7 at 5:11AM
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 Big Realty
Investment Insights
Based on property information with market context.
The property consists of nearly 13 acres of laser-leveled, irrigated farmland currently producing hay. Improvements include a 6,000 sq ft warehouse and an additional 6,000 sq ft covered area, supported by three oversized bay doors, a built-in frame machine, and 3-phase electrical service. The facility is spray foam insulated and includes living quarters, a dedicated office, and generous storage throughout. One storage building is equipped for use as a walk-in cooler or freezer.
Owner financing is available. Land could be sold separately from the building. The address is 135 Sioux Road, Alamo, TX 78516, for this for-sale offering.
This configuration supports agricultural production while also providing enclosed and covered commercial work or storage space.
Owner financing is available. Land could be sold separately from the building. The address is 135 Sioux Road, Alamo, TX 78516, for this for-sale offering.
This configuration supports agricultural production while also providing enclosed and covered commercial work or storage space.
Key Highlights
- Nearly 13 acres of laser‑leveled, irrigated farmland producing premium‑quality hay
- 6,000 SF warehouse plus an additional 6,000 SF covered area for machine shop or manufacturing use
- Warehouse features three oversized bay doors and a built‑in frame machine
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
$63,799
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
6.58%
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%
$1,275,980
$1.3M
Cap Rate 7%
$911,414
$911.4K
Cap Rate 9%
$708,878
$708.9K
Market Conditions
NOI Build-Up for 12,124 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
$97.5K $8.04/SF
− Vacancy
−$6.3K −$0.52/SF
EGI
$91.1K $7.52/SF
− OpEx
−$27.3K −$2.26/SF
NOI
$63.8K $5.26/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /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%
$1,275,980
Cap Rate 7%
$911,414
Cap Rate 9%
$708,878
Alternative Uses
Best Use
Industrial
$911.4K
$797.5K – $1.06M
NOI $63,799 @ 7.0% cap · market cap 6.58%
Second Best
Flex RnD
$846.3K
$740.5K – $987.4K
NOI $59,242 @ 7.0% cap · market cap 6.11%
Theoretical Best
Hotel Hospitality
$9.13M
$7.99M – $10.65M
NOI $639,238 @ 7.0% cap · market cap 65.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 78516, TX
34,506
Population
12,469
Households
2.8
Avg Household Size
32
Median Age
12%
College-Educated
59%
High-School Grad
37.8 sq mi
ZIP Area
913
Density / Sq Mi
$51,547
Median Household Income
$26,908
Median Earnings
$743
Median Rent
$102,900
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?
Agricultural land / Farmland - Nearly 13 acres of laser-leveled, irrigated farmland plus a 6,000 SF warehouse and 6,000 SF covered area.
Where is this agricultural land / farmland located?
The property is located at 135 Sioux Road Alamo, TX.
What is the asking price?
The asking price for this property is $970,000.
What are key features of this property?
This property features: Nearly 13 acres of laser‑leveled, irrigated farmland producing premium‑quality hay; 6,000 SF warehouse plus an additional 6,000 SF covered area for machine shop or manufacturing use; Warehouse features three oversized bay doors and a built‑in frame machine
