Versatile Retail and Office
For Sale
$690,000
2504 S Cage Boulevard, Pharr, TX 78577
Versatile commercial property on S Cage Boulevard in Pharr with space suited to retail, office, or service-oriented operations.
Property Size4,440 SF
Days on Market125
Property Features for 2504 S Cage Boulevard
General Information
Standard status
Active
Size
4,440 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,593
Building Details
Building Size
4,440 SF
Year Built
2016
Listing Agency:
Pinnacle Realty Advisors
Listed By:
Sylvia (Astrid) Munoz
(956) 784-9302
Source:
Primeluxuryrealestate
Added: May 8
Changed: Aug 24
Last Checked: Sep 8 at 9:42AM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This versatile commercial property offers space that can support a range of business uses, including retail, office, or service-oriented operations. The layout is described as flexible, with ample space available to accommodate different interior configurations.
Located on high-traffic S Cage Boulevard in the heart of Pharr, the property is positioned for visibility and straightforward accessibility. The surrounding area is characterized by strong commercial activity.
Offered for sale at 2504 S Cage Boulevard, this property is presented as suitable for owner-users or investors seeking a multi-use commercial asset in an active corridor.
Located on high-traffic S Cage Boulevard in the heart of Pharr, the property is positioned for visibility and straightforward accessibility. The surrounding area is characterized by strong commercial activity.
Offered for sale at 2504 S Cage Boulevard, this property is presented as suitable for owner-users or investors seeking a multi-use commercial asset in an active corridor.
Key Highlights
- Commercial property built in 2016
- Located on high‑traffic S Cage Boulevard in Pharr
- Versatile space suited for retail, office, or service‑oriented operations
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
$59,950
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
8.69%
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%
$1,199,000
$1.2M
Cap Rate 7%
$856,429
$856.4K
Cap Rate 9%
$666,111
$666.1K
Market Conditions
NOI Build-Up for 4,440 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
$91.1K $20.52/SF
− Vacancy
−$5.5K −$1.23/SF
EGI
$85.6K $19.29/SF
− OpEx
−$25.7K −$5.79/SF
NOI
$59.9K $13.50/SF
Area
Hidalgo County, TX
Vacancy
6.00%
Lease Rate
$20.52 /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%
$1,199,000
Cap Rate 7%
$856,429
Cap Rate 9%
$666,111
Alternative Uses
Best Use
Office B
$1.06M
$928.4K – $1.24M
NOI $74,268 @ 7.0% cap · market cap 10.76%
Second Best
Retail
$856.4K
$749.4K – $999.2K
NOI $59,950 @ 7.0% cap · market cap 8.69%
Theoretical Best
Hotel Hospitality
$3.34M
$2.93M – $3.90M
NOI $234,099 @ 7.0% cap · market cap 33.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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?
Office units - Versatile commercial property on S Cage Boulevard in Pharr with space suited to retail, office, or service-oriented operations.
Where is this office units located?
The property is located at 2504 S Cage Boulevard Pharr, TX.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: Commercial property built in 2016; Located on high‑traffic S Cage Boulevard in Pharr; Versatile space suited for retail, office, or service‑oriented operations
