Convenience Store with
For Sale
$1,000,000
24058 N FM 88, Edcouch, TX 78538
Established store with a taco counter, alcohol sales, and access from FM 88.
Property Size2,400 SF
Price / SF$416.67
Days on Market376
Property Features for 24058 N FM 88
General Information
Standard status
Active
Size
2,400 SF
Property subtype
General Commercial
Additional Details
Business Included
Yes
Drive-Thru
Yes
Taxes and HOA fees
Annual Taxes
$4,053
Amenities
Central Air
3
Paved Driveway.
Building Details
Year Built
2010
Listing Agency:
(956) 357-4632
Listed By:
The Mbteam
(956) 357-4632
Source:
Xome
Added: Aug 21, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:20PM
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 established convenience store occupies 2,400 square feet and was built in 2010. The operation combines everyday convenience retail with food and beverage sales, including alcohol offerings and an on-site taco counter. A drive-through adds another service channel, while central air and a paved driveway support the existing setup.
The property is located at 24058 N FM 88 in Edcouch, Texas, along a main route serving both local customers and travelers. The store provides essentials, prepared food, and drinks from its roadside location. The sale includes the established convenience-store operation and its multiple revenue channels, with no pricing or financial projections included here.
The property is located at 24058 N FM 88 in Edcouch, Texas, along a main route serving both local customers and travelers. The store provides essentials, prepared food, and drinks from its roadside location. The sale includes the established convenience-store operation and its multiple revenue channels, with no pricing or financial projections included here.
Key Highlights
- 2,400‑square‑foot convenience store built in 2010
- Drive‑through service window
- On‑site taco counter
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
$34,831
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
3.48%
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%
$696,620
$696.6K
Cap Rate 7%
$497,586
$497.6K
Cap Rate 9%
$387,011
$387.0K
Market Conditions
NOI Build-Up for 2,400 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
$49.2K $20.52/SF
− Vacancy
−$2.8K −$1.17/SF
EGI
$46.4K $19.35/SF
− OpEx
−$11.6K −$4.84/SF
NOI
$34.8K $14.51/SF
Area
Hidalgo County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$696,620
Cap Rate 7%
$497,586
Cap Rate 9%
$387,011
Alternative Uses
Best Use
Specialty Retail
$497.6K
$435.4K – $580.5K
NOI $34,831 @ 7.0% cap · market cap 3.48%
Second Best
Retail
$462.9K
$405.1K – $540.1K
NOI $32,405 @ 7.0% cap · market cap 3.24%
Theoretical Best
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,540 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78538, TX
12,278
Population
3,745
Households
3.3
Avg Household Size
30
Median Age
11%
College-Educated
65%
High-School Grad
67.0 sq mi
ZIP Area
183
Density / Sq Mi
$38,904
Median Household Income
$29,442
Median Earnings
$586
Median Rent
$87,300
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?
Grocery and convenience store - Established store with a taco counter, alcohol sales, and access from FM 88.
Where is this grocery and convenience store located?
The property is located at 24058 N FM 88 Edcouch, TX.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 2,400‑square‑foot convenience store built in 2010; Drive‑through service window; On‑site taco counter
