Mixed-Use Property with 24
For Sale
$2,700,000
2100 Old Port Isabel Rd., Brownsville, TX 78526
Fully leased asset combines multifamily housing with two road-facing commercial buildings.
Property Size20,000 SF
Price / SF$135
Days on Market33
Property Features for 2100 Old Port Isabel Rd.
General Information
Standard status
Active
Size
20,000 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
24
Building Details
Year Built
2007
Listing Agency:
MKZ Realty
Listed By:
Edgar De La Garza
Source:
Accessrealtyrgv
Added: Jul 28
Changed: Aug 28
Last Checked: Aug 29 at 11:36AM
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 MKZ Realty
Investment Insights
Based on property information with market context.
This mixed-use property in Brownsville includes a 24-unit apartment complex alongside two commercial buildings positioned along the main road. The improvements were constructed in 2007, and the property size is listed at 20,000 square feet. All apartment and commercial spaces are currently leased or occupied.
Approximately 3 acres extend behind the existing improvements. The rear land is identified for potential development of an estimated 48 additional multifamily units, subject to city approval. The property is located at 2100 Old Port Isabel Rd. and is described as being minutes from SpaceX Starbase, the Port of Brownsville, and a new LNG plant.
Approximately 3 acres extend behind the existing improvements. The rear land is identified for potential development of an estimated 48 additional multifamily units, subject to city approval. The property is located at 2100 Old Port Isabel Rd. and is described as being minutes from SpaceX Starbase, the Port of Brownsville, and a new LNG plant.
Key Highlights
- 24‑unit multifamily apartment complex
- Two commercial buildings facing the main road
- Approximately 3 acres of rear land
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
$202,500
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
7.50%
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%
$4,050,000
$4.1M
Cap Rate 7%
$2,892,857
$2.9M
Cap Rate 9%
$2,250,000
$2.3M
Market Conditions
NOI Build-Up for 20,000 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
$360.0K $18.00/SF
− Vacancy
−$36.0K −$1.80/SF
EGI
$324.0K $16.20/SF
− OpEx
−$121.5K −$6.07/SF
NOI
$202.5K $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%
$4,050,000
Cap Rate 7%
$2,892,857
Cap Rate 9%
$2,250,000
Alternative Uses
Best Use
Mixed Use
$2.89M
$2.53M – $3.38M
NOI $202,500 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$2.16M
$1.89M – $2.52M
NOI $151,320 @ 7.0% cap · market cap 5.60%
Theoretical Best
Healthcare Medical
$3.44M
$3.01M – $4.02M
NOI $241,056 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 78526, TX
55,164
Population
18,222
Households
3
Avg Household Size
32
Median Age
29%
College-Educated
79%
High-School Grad
47.4 sq mi
ZIP Area
1,164
Density / Sq Mi
$68,143
Median Household Income
$36,451
Median Earnings
$1,080
Median Rent
$158,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased asset combines multifamily housing with two road-facing commercial buildings.
Where is this mixed-use property located?
The property is located at 2100 Old Port Isabel Rd. Brownsville, TX.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 24‑unit multifamily apartment complex; Two commercial buildings facing the main road; Approximately 3 acres of rear land
