Expressway-Access Flex
For Sale
$850,000
3500 E Expressway 83, Donna, TX 78596
Commercial Sale, Donna, TX
Property Size4,500 SF
Lot Size0.75 Acres
Price / SF$188.89
Days on Market72
Property Features for 3500 E Expressway 83
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
45
Security features
Security System
Appliances
Water Heater (Other)
Subdivision
La Blanca A
Directions
Corner of Expressway 83 & Midway st
Standard status
Active
APN
L040000024000400
Size
4,500 SF
Lot size
0.75 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8657
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1982
Floors in Building
1
Listing Agency:
BIG Realty
(956) 465-0011
Listed By:
Victor Fuentes · License #801071391
(956) 432-1351
Added: Jul 14
Changed: Sep 4
Last Checked: Sep 23 at 7:06AM
MLS# 507911
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,500-square-foot flex building on a 0.75-acre parcel combines customer-facing retail space with a substantial rear service area. The layout supports front-end sales or service functions alongside storage, product display, and back-of-house operations. Central heating and central air conditioning are in place, and the building was constructed in 1982.
Located at 3500 E Expressway 83 in Donna, the property provides direct access to the expressway and on-site parking. Its configuration can accommodate automotive, industrial, or similar commercial operations while maintaining a separate area for customer interaction and retail activity.
Located at 3500 E Expressway 83 in Donna, the property provides direct access to the expressway and on-site parking. Its configuration can accommodate automotive, industrial, or similar commercial operations while maintaining a separate area for customer interaction and retail activity.
Key Highlights
- 4,500‑square‑foot flex building on 0.75 acres
- Front retail area paired with a rear service space
- Rear area suited to automotive, industrial, or similar 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
$60,760
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
7.15%
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%
$1,215,200
$1.2M
Cap Rate 7%
$868,000
$868.0K
Cap Rate 9%
$675,111
$675.1K
Market Conditions
NOI Build-Up for 4,500 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
$92.3K $20.52/SF
− Vacancy
−$5.5K −$1.23/SF
EGI
$86.8K $19.29/SF
− OpEx
−$26.0K −$5.79/SF
NOI
$60.8K $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%
$1,215,200
Cap Rate 7%
$868,000
Cap Rate 9%
$675,111
Alternative Uses
Best Use
Retail
$868.0K
$759.5K – $1.01M
NOI $60,760 @ 7.0% cap · market cap 7.15%
Second Best
Industrial
$338.3K
$296.0K – $394.7K
NOI $23,680 @ 7.0% cap · market cap 2.79%
Theoretical Best
Hotel Hospitality
$3.39M
$2.97M – $3.95M
NOI $237,263 @ 7.0% cap · market cap 27.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Front retail space connects to a rear service area suited to automotive or industrial operations.
Where is this flex space located?
The property is located at 3500 E Expressway 83 Donna, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 4,500‑square‑foot flex building on 0.75 acres; Front retail area paired with a rear service space; Rear area suited to automotive, industrial, or similar operations
