Multi-Building Office and
For Sale
$445,000
3106 WILSON ROAD, Harlingen, TX 78552
Three-building commercial property includes office space with central HVAC and two half baths, plus a commercial kitchen.
Property Size3,193 SF
Price / SF$139.37
Days on Market373
Property Features for 3106 WILSON ROAD
General Information
Standard status
Active
Size
3,193 SF
Property subtype
General Commercial
Building Details
Year Built
1990
Listing Agency:
RODRIGUEZ PROPERTIES
(956) 456-6653
Listed By:
TONY RODRIGUEZ
(956) 456-6653
Source:
Xome
Added: Aug 1, 2025
Changed: Jul 21
Last Checked: Aug 8 at 3:37AM
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 RODRIGUEZ PROPERTIES
Investment Insights
Based on property information with market context.
The property consists of approximately 5 acres (CCAD reflects 4.63 acres, while the seller’s deed states 5 acres) and includes three buildings. One building was used as an office and features central air/heat and two half baths. A second building was used as a commercial kitchen. The third building is used for storage.
The subdivision is identified as the Catherine Berry Subdivision. The property is located at 3106 Wilson Road in Harlingen, Texas.
As configured, the site supports a multi-use setup with office accommodations, a dedicated commercial kitchen building, and separate storage space within the overall acreage.
The subdivision is identified as the Catherine Berry Subdivision. The property is located at 3106 Wilson Road in Harlingen, Texas.
As configured, the site supports a multi-use setup with office accommodations, a dedicated commercial kitchen building, and separate storage space within the overall acreage.
Key Highlights
- Three‑building commercial property in the Catherine Berry Subdivision, built in 1990
- Approximately 5 acres (CCAD shows 4.63 acres; seller’s deed shows 5 acres) with wooded lot
- Office building includes central HVAC and 2 half baths
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
$32,553
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
7.32%
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%
$651,060
$651.1K
Cap Rate 7%
$465,043
$465.0K
Cap Rate 9%
$361,700
$361.7K
Market Conditions
NOI Build-Up for 3,193 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
$46.0K $14.40/SF
− Vacancy
−$2.6K −$0.81/SF
EGI
$43.4K $13.59/SF
− OpEx
−$10.9K −$3.40/SF
NOI
$32.6K $10.20/SF
Area
Cameron County, 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%
$651,060
Cap Rate 7%
$465,043
Cap Rate 9%
$361,700
Alternative Uses
Best Use
Specialty Retail
$465.0K
$406.9K – $542.6K
NOI $32,553 @ 7.0% cap · market cap 7.32%
Second Best
Office B
$418.7K
$366.4K – $488.5K
NOI $29,312 @ 7.0% cap · market cap 6.59%
Theoretical Best
Healthcare Medical
$549.8K
$481.1K – $641.4K
NOI $38,485 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Explore this area
Business Placement
Demographics for 78552, TX
38,474
Population
16,009
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
81%
High-School Grad
48.0 sq mi
ZIP Area
802
Density / Sq Mi
$67,183
Median Household Income
$34,571
Median Earnings
$1,054
Median Rent
$154,500
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 - Three-building commercial property includes office space with central HVAC and two half baths, plus a commercial kitchen.
Where is this office units located?
The property is located at 3106 WILSON ROAD Harlingen, TX.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Three‑building commercial property in the Catherine Berry Subdivision, built in 1990; Approximately 5 acres (CCAD shows 4.63 acres; seller’s deed shows 5 acres) with wooded lot; Office building includes central HVAC and 2 half baths
