Warehouse and Athletic Training
For Sale
$6,000,000
4309 W Us Highway 83, McAllen, TX 78501
Mixed-use warehouse and fully equipped gym/training center with 22-foot clear height and multiple roll-up doors.
Property Size27,750 SF
Lot Size2.50 Acres
Price / SF$216.22
Days on Market301
Property Features for 4309 W Us Highway 83
General Information
Standard status
Active
Size
27,750 SF
Lot size
2.50 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
4
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$45,512
Listing Agency:
Encore Fine Properties
(956) 821-6170
Listed By:
Martie Martinez
(956) 393-7365
Source:
Exprealty
Added: Nov 7, 2025
Changed: Sep 2
Last Checked: Sep 2 at 12:26AM
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 Encore Fine Properties
Investment Insights
Based on property information with market context.
This exceptional mixed-use commercial facility combines a warehouse with a fully equipped athletic gym and training center in a flexible, divisible layout. The building features 22-foot clear ceiling height, concrete floors, HVAC throughout, and four roll-up doors. The gym/training area includes 22-foot ceilings, a full-size hardwood basketball court, a volleyball training area, a martial arts room, and a weight training area with equipment. Additional amenities include an incline ramp for training, private men’s and women’s restrooms, and a retail/office front area.
The property is located along W. Bus. Hwy 83 with convenient access on Bentsen Rd, and it is close to Interstate Hwy 2. The site offers great visibility and is described as having a high traffic count. A separate 2,684-square-foot brick home on the property includes 4 bedrooms and 3 bathrooms, with some recent updates.
With both warehouse functionality and specialized training improvements already in place, the facility can fit operators seeking sports and fitness use, tenants needing a high-clearance warehouse environment, or buyers considering redevelopment options. Its adaptable configuration and on-site residential component add additional flexibility for a range of commercial planning approaches.
The property is located along W. Bus. Hwy 83 with convenient access on Bentsen Rd, and it is close to Interstate Hwy 2. The site offers great visibility and is described as having a high traffic count. A separate 2,684-square-foot brick home on the property includes 4 bedrooms and 3 bathrooms, with some recent updates.
With both warehouse functionality and specialized training improvements already in place, the facility can fit operators seeking sports and fitness use, tenants needing a high-clearance warehouse environment, or buyers considering redevelopment options. Its adaptable configuration and on-site residential component add additional flexibility for a range of commercial planning approaches.
Key Highlights
- 29,550 SF mixed‑use building on 2.5+ acres with 22‑foot clear ceiling height and HVAC throughout
- Warehouse space includes four roll‑up doors, concrete floors, and a flexible, divisible layout
- Fully equipped gym/training areas with 22‑foot ceilings, full‑size hardwood basketball court, and volleyball training area
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
$204,645
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
3.41%
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%
$4,092,900
$4.1M
Cap Rate 7%
$2,923,500
$2.9M
Cap Rate 9%
$2,273,833
$2.3M
Market Conditions
NOI Build-Up for 27,750 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
$249.8K $9.00/SF
− Vacancy
−$9.0K −$0.32/SF
EGI
$240.8K $8.68/SF
− OpEx
−$36.1K −$1.30/SF
NOI
$204.6K $7.37/SF
Area
McAllen, TX
Vacancy
3.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$4,092,900
Cap Rate 7%
$2,923,500
Cap Rate 9%
$2,273,833
Alternative Uses
Best Use
Warehouse
$2.92M
$2.56M – $3.41M
NOI $204,645 @ 7.0% cap · market cap 3.41%
Second Best
Flex RnD
$2.46M
$2.15M – $2.87M
NOI $171,926 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$7.54M
$6.59M – $8.79M
NOI $527,472 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
4
Drive-in doors
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
Median Home Value
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 - Mixed-use warehouse and fully equipped gym/training center with 22-foot clear height and multiple roll-up doors.
Where is this flex space located?
The property is located at 4309 W Us Highway 83 McAllen, TX.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: 29,550 SF mixed‑use building on 2.5+ acres with 22‑foot clear ceiling height and HVAC throughout; Warehouse space includes four roll‑up doors, concrete floors, and a flexible, divisible layout; Fully equipped gym/training areas with 22‑foot ceilings, full‑size hardwood basketball court, and volleyball training area
