Turnkey Retail Salon
For Sale
$399,000
2014 W Nolana Ave, McAllen, TX 78504
Turnkey retail salon with open-concept reception, multiple rooms, and 8-foot doors throughout.
Property Size1,900 SF
Price / SF$210
Days on Market49
Property Features for 2014 W Nolana Ave
General Information
Standard status
Active
Size
1,900 SF
Building Details
Year Built
1995
Listing Agency:
Keller Williams Realty RGV
Listed By:
Robert Kirby · License #TREC#687948
(956) 279-8829
Source:
Aregtx
Added: Jul 21
Changed: Aug 15
Last Checked: Sep 7 at 12:53PM
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 Keller Williams Realty RGV
Investment Insights
Based on property information with market context.
Turnkey salon space ready for a new owner, built with high ceilings throughout and 8-foot doors. The interior features an open concept with a reception area and desk, along with a storage room that can be converted to an additional bathroom. Additional improvements include a break room, bathroom, and a second sitting area that can be used as an office. The property was also configured with three extra suites that were previously used as rentals, and the layout offers flexibility to grow and customize available spaces.
Located at 2014 W Nolana Ave in McAllen in a high-traffic area, the property includes plenty of parking and has no HAO fees. There is a grassed area in the back where an addition may be possible with city permission. The location is close to key local amenities including the McAllen Museum, Walmart, Frost Bank, and the McAllen Library.
Located at 2014 W Nolana Ave in McAllen in a high-traffic area, the property includes plenty of parking and has no HAO fees. There is a grassed area in the back where an addition may be possible with city permission. The location is close to key local amenities including the McAllen Museum, Walmart, Frost Bank, and the McAllen Library.
Key Highlights
- Turnkey retail salon built in 1995 with high ceilings throughout and 8‑foot doors
- Open‑concept reception area with desk, plus multiple rooms including a break room and bathroom
- Storage room can be converted to an extra bathroom; additional sitting area can be used as an office
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
$27,119
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
6.80%
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%
$542,380
$542.4K
Cap Rate 7%
$387,414
$387.4K
Cap Rate 9%
$301,322
$301.3K
Market Conditions
NOI Build-Up for 1,900 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
$41.0K $21.60/SF
− Vacancy
−$2.3K −$1.21/SF
EGI
$38.7K $20.39/SF
− OpEx
−$11.6K −$6.12/SF
NOI
$27.1K $14.27/SF
Area
McAllen, TX
Vacancy
5.60%
Lease Rate
$21.60 /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%
$542,380
Cap Rate 7%
$387,414
Cap Rate 9%
$301,322
Alternative Uses
Best Use
Retail
$387.4K
$339.0K – $452.0K
NOI $27,119 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$515.9K
$451.4K – $601.9K
NOI $36,115 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,490
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Turnkey retail salon with open-concept reception, multiple rooms, and 8-foot doors throughout.
Where is this storefront property located?
The property is located at 2014 W Nolana Ave McAllen, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Turnkey retail salon built in 1995 with high ceilings throughout and 8‑foot doors; Open‑concept reception area with desk, plus multiple rooms including a break room and bathroom; Storage room can be converted to an extra bathroom; additional sitting area can be used as an office
