Palmview Commercial Property on Corner
For Sale
$450,000
4500 W Expressway 83, Palmview, TX 78572
COMMERCIAL - Palmview, TX
Property Size2,544 SF
Lot Size0.86 Acres
Price / SF$176.89
Days on Market212
Property Features for 4500 W Expressway 83
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R
Parking
4
Parking features
Driveway
Exterior features
Manual Gate, Mature Trees
Fencing
Gate
Appliances
Electric Water Heater, Water Heater (Other Location)
Subdivision
Texas Produce Co.
Directions
Merge onto I-2/US -83 W. Take exit 131 toward FM 492/Goodwin Rd./Abram Rd. Merge onto W Expressway 83/W Palma Vista Dr./ US-83 Frontage Rd. Destination will be on the right.
Standard status
Active
APN
T260000000000300
Size
2,544 SF
Lot size
0.86 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8711
Utilities
Heating system
Central
Cooling system
Window Unit(s), Central Air
Building Details
Year built
1975
Floors in Building
1
Building materials
Brick, Wood Siding
Roof type
Composition
Listing Agency:
Davis Real Estate RGV, LLC
(956) 968-4571
Listed By:
Rogelio (Roy) Ramirez
(956) 376-0799
Added: Jan 13
Changed: Aug 13
Last Checked: Aug 13 at 10:06AM
MLS# 487455
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 commercial property, formerly a residential home, features approximately 2,400 square feet of living area with four bedrooms and two bathrooms. Situated on a large corner lot in Palmview, TX, the location offers high visibility and is suitable for various business ventures. The property benefits from a high daily traffic count, enhancing its potential for business success. The entire property is secured with a wire fence, reinforced with a concrete footing for long-term stability. The 0.86-acre lot provides ample additional space for parking, storage, or additional buildings. The property is located at 4500 W Expressway 83, Palmview, TX 78572, in Hidalgo County. The zoning is 'R'.
Key Highlights
- High‑visibility corner lot ideal for business ventures due to high daily traffic count.
- Large lot with ample space for parking, storage, or additional buildings.
- Secured property with wire fence reinforced with a concrete footing.
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
$20,483
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
4.55%
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%
$409,660
$409.7K
Cap Rate 7%
$292,614
$292.6K
Cap Rate 9%
$227,589
$227.6K
Market Conditions
NOI Build-Up for 2,544 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
$42.1K $16.56/SF
− Vacancy
−$4.9K −$1.92/SF
EGI
$37.2K $14.64/SF
− OpEx
−$16.8K −$6.59/SF
NOI
$20.5K $8.05/SF
Area
Hidalgo County, TX
Vacancy
11.60%
Lease Rate
$16.56 /SF/Yr
Expense Ratio
45.00%
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%
$409,660
Cap Rate 7%
$292,614
Cap Rate 9%
$227,589
Alternative Uses
Best Use
Apartment 5plus
$292.6K
$256.0K – $341.4K
NOI $20,483 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.92M
$1.68M – $2.24M
NOI $134,132 @ 7.0% cap · market cap 29.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
Explore this area
Business Placement
Demographics for 78572, TX
78,280
Population
32,696
Households
2.4
Avg Household Size
36
Median Age
25%
College-Educated
75%
High-School Grad
53.7 sq mi
ZIP Area
1,458
Density / Sq Mi
$54,029
Median Household Income
$30,004
Median Earnings
$900
Median Rent
$121,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Large corner lot with high visibility and traffic for business.
Where is this single family property located?
The property is located at 4500 W Expressway 83 Palmview, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: High‑visibility corner lot ideal for business ventures due to high daily traffic count.; Large lot with ample space for parking, storage, or additional buildings.; Secured property with wire fence reinforced with a concrete footing.
