Storefront Property with Five
For Sale
$449,500
2517 Buddy Owens Ave, McAllen, TX 78504
Storefront building in McAllen offering flexible space with private suites, salon areas, and multiple restrooms.
Property Size2,280 SF
Price / SF$197.15
Days on Market114
Property Features for 2517 Buddy Owens Ave
General Information
Standard status
Active
Size
2,280 SF
Taxes and HOA fees
Annual Taxes
$5,529
Amenities
private suites
open concept salon spaces
restrooms
shower
Listing Agency:
Imperio Real Estate LLC
(956) 803-0341
Listed By:
Abiel De La Torre · License #805635375
(956) 336-8368
Source:
Exprealty
Added: May 28
Changed: Sep 15
Last Checked: Sep 17 at 6:08AM
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 Imperio Real Estate LLC
Investment Insights
Based on property information with market context.
This McAllen storefront property offers a flexible layout with five private suites plus two open concept salon spaces. The building includes two restrooms, including one with a shower, supporting a range of commercial uses.
Located near major thoroughfares, retail centers, restaurants, and densely populated residential communities, the property is positioned to serve a broad customer base with strong accessibility and visibility.
With 2,280 SF of total building space, this configuration can work well for businesses that benefit from multiple private rooms alongside open salon-style areas, all within a single storefront setting.
Located near major thoroughfares, retail centers, restaurants, and densely populated residential communities, the property is positioned to serve a broad customer base with strong accessibility and visibility.
With 2,280 SF of total building space, this configuration can work well for businesses that benefit from multiple private rooms alongside open salon-style areas, all within a single storefront setting.
Key Highlights
- 2,280 SF storefront building in McAllen
- Five private suites
- Two open concept salon spaces
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
$32,543
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
7.24%
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%
$650,860
$650.9K
Cap Rate 7%
$464,900
$464.9K
Cap Rate 9%
$361,589
$361.6K
Market Conditions
NOI Build-Up for 2,280 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 $21.60/SF
− Vacancy
−$2.8K −$1.21/SF
EGI
$46.5K $20.39/SF
− OpEx
−$13.9K −$6.12/SF
NOI
$32.5K $14.27/SF
Area
McAllen, TX
Vacancy
5.60%
Lease Rate
$21.60 /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%
$650,860
Cap Rate 7%
$464,900
Cap Rate 9%
$361,589
Alternative Uses
Best Use
Retail
$464.9K
$406.8K – $542.4K
NOI $32,543 @ 7.0% cap · market cap 7.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$619.1K
$541.7K – $722.3K
NOI $43,338 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,166
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78504, TX
56,830
Population
21,417
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
86%
High-School Grad
19.6 sq mi
ZIP Area
2,899
Density / Sq Mi
$77,627
Median Household Income
$41,632
Median Earnings
$1,178
Median Rent
$203,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Storefront building in McAllen offering flexible space with private suites, salon areas, and multiple restrooms.
Where is this storefront property located?
The property is located at 2517 Buddy Owens Ave McAllen, TX.
What is the asking price?
The asking price for this property is $449,500.
What are key features of this property?
This property features: 2,280 SF storefront building in McAllen; Five private suites; Two open concept salon spaces
