Freestanding Corner
For Sale
$750,000
3620 Buddy Owens, McAllen, TX 78504
Standalone commercial building with dual frontage, signalized access, paved parking, and central air conditioning.
Property Size2,631 SF
Price / SF$285.06
Days on Market298
Property Features for 3620 Buddy Owens
General Information
Standard status
Active
Size
2,631 SF
Property subtype
General Commercial
Site & Location
Corner Location
Yes
Road Access
Yes
Additional Details
Land Use
commercial
Taxes and HOA fees
Annual Taxes
$6,271
Amenities
Central Air, Electric
3
11 Parking Spaces. Paved Driveway, Handicap Parking.
City Road, Paved Road.
Building Details
Year Built
1995
Buildings
1
Listing Agency:
Big Realty
(956) 246-2563
Listed By:
Allen Lozano
(956) 246-2563
Source:
Xome
Added: Nov 5, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:37AM
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 Big Realty
Investment Insights
Based on property information with market context.
This freestanding storefront property occupies the corner of Ware Rd and Buddy Owens Blvd in McAllen. Built in 1995, the building includes central air conditioning and electric service, along with a paved driveway and handicap parking. The property was formerly operated as a Stripes convenience store.
Dual frontage and signalized access support visibility from the intersection, while the site provides 11 parking spaces. Its existing commercial building format and corner positioning may accommodate retail, quick-service restaurant, medical, or service-oriented use, as identified in the property information.
Dual frontage and signalized access support visibility from the intersection, while the site provides 11 parking spaces. Its existing commercial building format and corner positioning may accommodate retail, quick-service restaurant, medical, or service-oriented use, as identified in the property information.
Key Highlights
- Freestanding commercial building at Ware Rd and Buddy Owens Blvd
- 2,631 property size
- 11 parking spaces with paved driveway and handicap parking
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
$40,235
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
5.36%
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%
$804,700
$804.7K
Cap Rate 7%
$574,786
$574.8K
Cap Rate 9%
$447,056
$447.1K
Market Conditions
NOI Build-Up for 2,631 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
$56.8K $21.60/SF
− Vacancy
−$3.2K −$1.21/SF
EGI
$53.6K $20.39/SF
− OpEx
−$13.4K −$5.10/SF
NOI
$40.2K $15.29/SF
Area
McAllen, TX
Vacancy
5.60%
Lease Rate
$21.60 /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%
$804,700
Cap Rate 7%
$574,786
Cap Rate 9%
$447,056
Alternative Uses
Best Use
Specialty Retail
$574.8K
$502.9K – $670.6K
NOI $40,235 @ 7.0% cap · market cap 5.36%
Second Best
Retail
$536.5K
$469.4K – $625.9K
NOI $37,553 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$714.4K
$625.1K – $833.5K
NOI $50,010 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,048
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Standalone commercial building with dual frontage, signalized access, paved parking, and central air conditioning.
Where is this storefront property located?
The property is located at 3620 Buddy Owens McAllen, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Freestanding commercial building at Ware Rd and Buddy Owens Blvd; 2,631 property size; 11 parking spaces with paved driveway and handicap parking
