Corner Lot Convenience
For Sale
$250,000
2301 Carlos Avenue, Brownsville, TX 78526
Operating convenience store with drive-thru window and walk-in freezer, plus two leased apartments.
Property Size1,714 SF
Price / SF$145.86
Days on Market178
Property Features for 2301 Carlos Avenue
General Information
Standard status
Active
Size
1,714 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$2,025
Amenities
Central Air
3
Paved Driveway.
City Road.
Building Details
Year Built
1993
Listing Agency:
The Mbteam
(956) 357-4632
Listed By:
The Mbteam
(956) 357-4632
Source:
Xome
Added: Feb 26
Changed: Aug 23
Last Checked: Aug 21 at 8:14PM
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 The Mbteam
Investment Insights
Based on property information with market context.
This versatile corner lot property is currently operating as a convenience store and offers approximately 1,273 square feet of retail space. The setup includes a drive-thru window, a walk-in freezer for cold storage, and a kitchen area with stainless steel fixtures.
In addition to the retail component, the property includes two apartments that are currently leased, providing ongoing rental income. The asset is located at 2301 Carlos Ave. in Brownsville, Texas.
In addition to the retail component, the property includes two apartments that are currently leased, providing ongoing rental income. The asset is located at 2301 Carlos Ave. in Brownsville, Texas.
Key Highlights
- Corner lot property built in 1993, currently operating as a convenience store
- Approximately 1,273 SF of retail space includes a drive‑thru window
- Walk‑in freezer for cold storage plus a kitchen area with stainless steel fixtures
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
$17,475
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
6.99%
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%
$349,500
$349.5K
Cap Rate 7%
$249,643
$249.6K
Cap Rate 9%
$194,167
$194.2K
Market Conditions
NOI Build-Up for 1,714 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
$24.7K $14.40/SF
− Vacancy
−$1.4K −$0.81/SF
EGI
$23.3K $13.59/SF
− OpEx
−$5.8K −$3.40/SF
NOI
$17.5K $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%
$349,500
Cap Rate 7%
$249,643
Cap Rate 9%
$194,167
Alternative Uses
Best Use
Specialty Retail
$249.6K
$218.4K – $291.3K
NOI $17,475 @ 7.0% cap · market cap 6.99%
Second Best
Retail
$233.0K
$203.9K – $271.8K
NOI $16,310 @ 7.0% cap · market cap 6.52%
Theoretical Best
Healthcare Medical
$295.1K
$258.2K – $344.3K
NOI $20,658 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Paredes Line Grocery — 5200 Paredes Line Rd, Brownsville, TX 78526
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Operating convenience store with drive-thru window and walk-in freezer, plus two leased apartments.
Where is this grocery and convenience store located?
The property is located at 2301 Carlos Avenue Brownsville, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Corner lot property built in 1993, currently operating as a convenience store; Approximately 1,273 SF of retail space includes a drive‑thru window; Walk‑in freezer for cold storage plus a kitchen area with stainless steel fixtures
