Multi-Tenant Office
For Sale
$1,200,000
142 Paredes Line Road, Brownsville, TX 78521
Multi-tenant office building with 7 suites, including one suite divided into 5 rental spaces.
Property Size6,600 SF
Price / SF$181.82
Days on Market76
Property Features for 142 Paredes Line Road
General Information
Standard status
Active
Size
6,600 SF
Property subtype
General Commercial
Occupancy
100%
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$9,805
Amenities
Central Air, Electric
3
14 Parking Spaces. Paved Driveway.
Strip Mall, City Road.
Building Details
Year Built
1980
Tenancy
Multi
Listing Agency:
(956) 631-1322
Listed By:
Coldwell Banker La Mansion
(956) 459-0171
Source:
Xome
Added: Jun 24
Changed: Sep 1
Last Checked: Sep 7 at 4:55AM
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 Coldwell Banker La Mansion
Investment Insights
Based on property information with market context.
This multi-tenant office building is configured with 7 suites, with one suite divided into 5 individual rental spaces. The property is fully leased with long-term, established tenants, supporting immediate rental income.
Located at 142 Paredes Line Road in Brownsville, Texas, the property is described as being just 1 minute from Boca Chica Boulevard and the Expressway, offering convenient access for occupants and visitors.
Located at 142 Paredes Line Road in Brownsville, Texas, the property is described as being just 1 minute from Boca Chica Boulevard and the Expressway, offering convenient access for occupants and visitors.
Key Highlights
- Multi‑tenant commercial building with 7 suites; one suite is divided into 5 individual rental spaces
- Fully leased with established long‑term tenants
- 14 paved parking spaces
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
$60,588
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
5.05%
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%
$1,211,760
$1.2M
Cap Rate 7%
$865,543
$865.5K
Cap Rate 9%
$673,200
$673.2K
Market Conditions
NOI Build-Up for 6,600 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
$118.8K $18.00/SF
− Vacancy
−$38.0K −$5.76/SF
EGI
$80.8K $12.24/SF
− OpEx
−$20.2K −$3.06/SF
NOI
$60.6K $9.18/SF
Area
Brownsville, TX
Vacancy
32.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,211,760
Cap Rate 7%
$865,543
Cap Rate 9%
$673,200
Alternative Uses
Best Use
Office B
$865.5K
$757.4K – $1.01M
NOI $60,588 @ 7.0% cap · market cap 5.05%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.14M
$994.4K – $1.33M
NOI $79,548 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
963
Businesses Nearby
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Multi-tenant office building with 7 suites, including one suite divided into 5 rental spaces.
Where is this office units located?
The property is located at 142 Paredes Line Road Brownsville, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Multi‑tenant commercial building with 7 suites; one suite is divided into 5 individual rental spaces; Fully leased with established long‑term tenants; 14 paved parking spaces
