Agricultural Land with Warehouse
For Sale
$970,000
135 Sioux Road, Alamo, TX 78516
COMMERCIAL - Alamo, TX
Property Size12,124 SF
Lot Size12.77 Acres
Price / SF$80.01
Days on Market154
Property Features for 135 Sioux Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
6
Parking features
Off Street, Covered
Appliances
Electric Water Heater
Subdivision
Alamo Land & Sugar Co
Directions
Starting intersection is Tower Rd and Kansas Rd (495): Head North on Tower Rd until Sioux Rd and turn right (East). Property is halfway between Tower Rd and Valverde Rd on the right hand (South) side of Sioux Rd right next to the irrigation drainage canal.
Standard status
Active
APN
A180000042000206
Size
12,124 SF
Lot size
12.77 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
3615
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
1980
Floors in Building
2
Roof type
Metal
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Gregory A Vasquez · License #TEXAS0665545
(956) 289-3288
Added: Mar 24
Changed: Aug 13
Last Checked: Aug 24 at 12:06PM
MLS# 500003
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 irrigated, laser-leveled agricultural property sits on 12.77 acres, with more than 92% of the land improved for production. It features a metal-roof warehouse totaling 6,000 sq ft, plus an additional 6,000 sq ft covered area. The facility includes three oversized bay doors, a built-in frame machine, 3-phase electrical service, and spray foam insulation.
The site also includes living quarters, a dedicated office space, and generous storage throughout. One of the storage buildings is equipped to serve as a walk-in cooler or freezer. Heating and cooling include electric central systems.
The improvements support a range of agricultural and light commercial uses, including machine shop or manufacturing-style operations. Off-street parking is available with covered parking as well. Owner financing is available, and land could be sold separately from the building. The property was built in 1980 and includes electric water heating.
The site also includes living quarters, a dedicated office space, and generous storage throughout. One of the storage buildings is equipped to serve as a walk-in cooler or freezer. Heating and cooling include electric central systems.
The improvements support a range of agricultural and light commercial uses, including machine shop or manufacturing-style operations. Off-street parking is available with covered parking as well. Owner financing is available, and land could be sold separately from the building. The property was built in 1980 and includes electric water heating.
Key Highlights
- 12.77‑acre irrigated, laser‑leveled tract with more than 92% improved for production
- 6,000 sq ft warehouse plus additional 6,000 sq ft covered area
- Three oversized bay doors with 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
$77,470
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
7.99%
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%
$1,549,400
$1.5M
Cap Rate 7%
$1,106,714
$1.1M
Cap Rate 9%
$860,778
$860.8K
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
−$13.7K −$1.13/SF
NOI
$77.5K $6.39/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /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%
$1,549,400
Cap Rate 7%
$1,106,714
Cap Rate 9%
$860,778
Alternative Uses
Best Use
Warehouse
$1.11M
$968.4K – $1.29M
NOI $77,470 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
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
3
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
61
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 - Irrigated, laser-leveled farmland with warehouse and covered space, including bay doors, office, and living quarters.
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: 12.77‑acre irrigated, laser‑leveled tract with more than 92% improved for production; 6,000 sq ft warehouse plus additional 6,000 sq ft covered area; Three oversized bay doors with built‑in frame machine
