High-Visibility Office Space
For Sale
Contact for pricing
185 Ruben M Torres Blvd, Brownsville, TX 78520
Office space in high-traffic retail and business corridor.
Property Size7,554 SF
Price / SF$211.41
Days on Market196
Property Features for 185 Ruben M Torres Blvd
General Information
Standard status
Active
Size
7,554 SF
Class
A
Total Parking Spaces
39
Property subtype
Hospitality, Mixed Use, Office, Retail
Zoning
RC
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$115,722
Building Details
Year Built
1980
Year Renovated
2012
Buildings
2
Stories
2
Units
2
Tenancy
Single
Listing Agency:
Coldwell Banker Commercial - RGV
(956) 631-1322
Listed By:
Daniel Galvan · License #582851
Source:
Crexi
Added: Feb 7
Changed: Aug 19
Last Checked: Aug 22 at 12:46PM
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 Commercial - RGV
Investment Insights
Based on property information with market context.
Located at the intersection of Ruben M. Torres Boulevard and McAllen Road, this 7,554-square-foot office space offers high visibility and convenient access. The property is situated in a high-traffic corridor near Sunrise Mall and surrounded by dining and national retailers. It is positioned within Brownsville’s retail district, making it suitable for retail or professional users seeking long-term growth. The location benefits from strong daily traffic counts and proximity to national restaurants, retailers, and service providers. The property is currently leased and generating cash flow. Approximately 39 on-site parking spaces are available for tenants and customers.
Key Highlights
- High‑visibility location at a major intersection of Ruben M. Torres Blvd & McAllen Rd.
- Located in Brownsville’s premier retail district near Sunrise Mall.
- Strong daily traffic counts due to proximity to national retailers and restaurants.
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
$76,484
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
4.79%
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%
$1,529,680
$1.5M
Cap Rate 7%
$1,092,629
$1.1M
Cap Rate 9%
$849,822
$849.8K
Market Conditions
NOI Build-Up for 7,554 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
$136.0K $18.00/SF
− Vacancy
−$13.6K −$1.80/SF
EGI
$122.4K $16.20/SF
− OpEx
−$45.9K −$6.07/SF
NOI
$76.5K $10.13/SF
Area
Brownsville, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,529,680
Cap Rate 7%
$1,092,629
Cap Rate 9%
$849,822
Alternative Uses
Best Use
Mixed Use
$1.09M
$956.1K – $1.27M
NOI $76,484 @ 7.0% cap · market cap 4.79%
Second Best
Office B
$990.7K
$866.8K – $1.16M
NOI $69,346 @ 7.0% cap · market cap 4.34%
Theoretical Best
Healthcare Medical
$1.30M
$1.14M – $1.52M
NOI $91,047 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
164
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office space in high-traffic retail and business corridor.
Where is this mixed-use property located?
The property is located at 185 Ruben M Torres Blvd Brownsville, TX.
What is the asking price?
The asking price for this property is $1,597,000.
What are key features of this property?
This property features: High‑visibility location at a major intersection of Ruben M. Torres Blvd & McAllen Rd.; Located in Brownsville’s premier retail district near Sunrise Mall.; Strong daily traffic counts due to proximity to national retailers and restaurants.
