Storefront Property with Boulevard
For Sale
Contact for pricing
2495 Boca Chica Boulevard, Brownsville, TX 78521
Corridor Commercial zoning accommodates retail, office, and service-oriented business uses.
Property Size1,836 SF
Price / SF$258.71
Days on Market8
Property Features for 2495 Boca Chica Boulevard
General Information
Standard status
Active
Size
1,836 SF
Class
B
Total Parking Spaces
10
Property subtype
Retail, Office
Zoning
Corridor Commercial
Lease Type
Gross
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1986
Year Renovated
2005
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Rio Grande Valley
(956) 336-3892
Listed By:
Albert Maradiaga · License #768216
Source:
Crexi
Added: Aug 1
Changed: Aug 5
Last Checked: Aug 7 at 9:19AM
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.
This 1,836-square-foot storefront property at 2495 Boca Chica Boulevard was built in 1986 and is zoned Corridor Commercial. Its configuration is positioned for retail, office, or service-oriented commercial use, with direct boulevard frontage contributing to convenient access and business exposure.
The property sits beside the nation’s first 3D-printed Starbucks and is a short drive from I-69E, Downtown Brownsville, the Gateway International Bridge, Brownsville South Padre Island International Airport, and the Starbase development. These nearby destinations place the site within a broad commercial and transportation context in Brownsville.
The property sits beside the nation’s first 3D-printed Starbucks and is a short drive from I-69E, Downtown Brownsville, the Gateway International Bridge, Brownsville South Padre Island International Airport, and the Starbase development. These nearby destinations place the site within a broad commercial and transportation context in Brownsville.
Key Highlights
- 1,836 SF storefront property on Boca Chica Boulevard
- Built in 1986
- Corridor Commercial zoning
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
$17,470
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
3.68%
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%
$349,400
$349.4K
Cap Rate 7%
$249,571
$249.6K
Cap Rate 9%
$194,111
$194.1K
Market Conditions
NOI Build-Up for 1,836 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
$26.4K $14.40/SF
− Vacancy
−$1.5K −$0.81/SF
EGI
$25.0K $13.59/SF
− OpEx
−$7.5K −$4.08/SF
NOI
$17.5K $9.52/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$349,400
Cap Rate 7%
$249,571
Cap Rate 9%
$194,111
Alternative Uses
Best Use
Retail
$249.6K
$218.4K – $291.2K
NOI $17,470 @ 7.0% cap · market cap 3.68%
Second Best
Office B
$240.8K
$210.7K – $280.9K
NOI $16,854 @ 7.0% cap · market cap 3.55%
Theoretical Best
Healthcare Medical
$316.1K
$276.6K – $368.8K
NOI $22,129 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78521, TX
88,708
Population
29,576
Households
3
Avg Household Size
32
Median Age
15%
College-Educated
62%
High-School Grad
93.7 sq mi
ZIP Area
947
Density / Sq Mi
$41,276
Median Household Income
$24,781
Median Earnings
$864
Median Rent
$90,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Corridor Commercial zoning accommodates retail, office, and service-oriented business uses.
Where is this storefront property located?
The property is located at 2495 Boca Chica Boulevard Brownsville, TX.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,836 SF storefront property on Boca Chica Boulevard; Built in 1986; Corridor Commercial zoning
