Freestanding Restaurant
For Sale
Contact for pricing
2203 Central Blvd., Brownsville, TX 78520
Corner-site property with covered porches, on-site parking, and a fenced rear yard.
Property Size1,550 SF
Lot Size0.44 Acres
Price / SF$290.26
Days on Market15
Property Features for 2203 Central Blvd.
General Information
Standard status
Active
Size
1,550 SF
Lot size
0.44 Acres
Property subtype
Retail
Site & Location
Corner Location
Yes
Highway Access
Yes
Amenities
central heat and air
covered porch areas
concrete driveway
fenced rear yard
Building Details
Year Built
1960
Buildings
1
Listing Agency:
Bob Torres Properties
Listed By:
Robert Torres Jr · License #TX
Source:
Crexi
Added: Aug 7
Changed: Aug 21
Last Checked: Aug 21 at 4:37PM
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 Bob Torres Properties
Investment Insights
Based on property information with market context.
Located at 2203 Central Blvd. in Brownsville, this freestanding restaurant property includes 1,550 square feet of building area on a 0.44-acre corner parcel. The building dates to 1960 and features central heat and air, a slab foundation, two covered porch areas, and a fenced rear yard. A large concrete driveway provides on-site parking, while the lot measures approximately 100' x 193'.
The property is positioned along Central Blvd. with access to Downtown Brownsville, US-77/83, and area schools. It is identified as Flood Zone X. The building has a long operating history as a restaurant and is currently tenant occupied under a month-to-month lease. Showings require a minimum of 24 to 48 hours' notice. The property is being sold as-is, with measurements, zoning, and permitted uses subject to buyer verification.
The property is positioned along Central Blvd. with access to Downtown Brownsville, US-77/83, and area schools. It is identified as Flood Zone X. The building has a long operating history as a restaurant and is currently tenant occupied under a month-to-month lease. Showings require a minimum of 24 to 48 hours' notice. The property is being sold as-is, with measurements, zoning, and permitted uses subject to buyer verification.
Key Highlights
- 1,550 SF freestanding restaurant building on a 0.44‑acre corner parcel
- Approximately 100' x 193' lot with a large concrete driveway
- Central heat and air, slab foundation, and two covered porch areas
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
$15,803
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
3.51%
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%
$316,060
$316.1K
Cap Rate 7%
$225,757
$225.8K
Cap Rate 9%
$175,589
$175.6K
Market Conditions
NOI Build-Up for 1,550 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
$22.3K $14.40/SF
− Vacancy
−$1.2K −$0.81/SF
EGI
$21.1K $13.59/SF
− OpEx
−$5.3K −$3.40/SF
NOI
$15.8K $10.20/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$316,060
Cap Rate 7%
$225,757
Cap Rate 9%
$175,589
Alternative Uses
Best Use
Specialty Retail
$225.8K
$197.5K – $263.4K
NOI $15,803 @ 7.0% cap · market cap 3.51%
Second Best
Retail
$210.7K
$184.4K – $245.8K
NOI $14,749 @ 7.0% cap · market cap 3.28%
Theoretical Best
Healthcare Medical
$266.9K
$233.5K – $311.4K
NOI $18,682 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,001
Businesses Nearby
152k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 64%
Shops & Services 32%
Hotels & Casinos 3%
McDonald's
Dining
33,950 visits/mo
0.5 miles
Whataburger
Dining
26,380 visits/mo
0.5 miles
Taco Bell
Dining
21,557 visits/mo
0.4 miles
Denny's
Dining
16,109 visits/mo
0.3 miles
Valero Energy
Shops & Services
14,085 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Corner-site property with covered porches, on-site parking, and a fenced rear yard.
Where is this conventional restaurant located?
The property is located at 2203 Central Blvd. Brownsville, TX.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 1,550 SF freestanding restaurant building on a 0.44‑acre corner parcel; Approximately 100' x 193' lot with a large concrete driveway; Central heat and air, slab foundation, and two covered porch areas
