Two-Building Industrial
For Sale
$340,000
204 W 6th Street, San Juan, TX 78589
Metal warehouse improvements include grade-level loading access for storage, contractor, and light industrial operations.
Property Size2,724 SF
Price / SF$124.82
Days on Market47
Property Features for 204 W 6th Street
General Information
Standard status
Active
Size
2,724 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,085
Amenities
Loading Dock. Downtown, City Road.
Building Details
Year Built
1993
Listing Agency:
(956) 292-8376
Listed By:
Coldwell Banker Commercial Rio Grande Valley
(956) 292-8376
Source:
Xome
Added: Jul 15
Changed: Aug 30
Last Checked: Aug 30 at 12:54AM
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 Rio Grande Valley
Investment Insights
Based on property information with market context.
The property comprises two metal warehouse buildings on a 0.29-acre lot, with a combined three grade-level overhead doors serving loading and access needs. The improvements were constructed in 1993 and are positioned for practical warehouse, storage, contractor, and light industrial operations.
Located at 204 W 6th Street in San Juan, the property sits just off Business 83, with reported traffic of 19,876 VPD. The location provides access to McAllen, Edinburg, and Pharr, supporting regional movement for owner-users and operating businesses.
Located at 204 W 6th Street in San Juan, the property sits just off Business 83, with reported traffic of 19,876 VPD. The location provides access to McAllen, Edinburg, and Pharr, supporting regional movement for owner-users and operating businesses.
Key Highlights
- Two metal warehouse buildings on a 0.29‑acre lot
- Three total grade‑level overhead doors
- Constructed in 1993
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
$17,406
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
5.12%
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%
$348,120
$348.1K
Cap Rate 7%
$248,657
$248.7K
Cap Rate 9%
$193,400
$193.4K
Market Conditions
NOI Build-Up for 2,724 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
$21.9K $8.04/SF
− Vacancy
−$1.4K −$0.52/SF
EGI
$20.5K $7.52/SF
− OpEx
−$3.1K −$1.13/SF
NOI
$17.4K $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%
$348,120
Cap Rate 7%
$248,657
Cap Rate 9%
$193,400
Alternative Uses
Best Use
Warehouse
$248.7K
$217.6K – $290.1K
NOI $17,406 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$2.05M
$1.80M – $2.39M
NOI $143,623 @ 7.0% cap · market cap 42.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78589, TX
38,987
Population
12,393
Households
3.1
Avg Household Size
32
Median Age
13%
College-Educated
62%
High-School Grad
25.5 sq mi
ZIP Area
1,529
Density / Sq Mi
$51,662
Median Household Income
$27,679
Median Earnings
$926
Median Rent
$112,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- 1st Choice Storage - San Juan — 120 N Veterans Blvd, San Juan, TX 78589
Frequently Asked Questions
What type of property is this?
Warehouse - Metal warehouse improvements include grade-level loading access for storage, contractor, and light industrial operations.
Where is this warehouse located?
The property is located at 204 W 6th Street San Juan, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two metal warehouse buildings on a 0.29‑acre lot; Three total grade‑level overhead doors; Constructed in 1993
