Mixed-Use Property With Dual
For Sale
$1,900,000
4901 Buddy Owens Boulevard, McAllen, TX 78504
Commercial Sale, McAllen, TX
Property Size7,931 SF
Lot Size8.70 Acres
Price / SF$239.57
Days on Market317
Property Features for 4901 Buddy Owens Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
28
Appliances
Electric Water Heater, Tankless Water Heater
Subdivision
John H Shary
Lot features
Office Complex
Directions
Drive North on Taylor Rd. Turn East (right) on Buddy Owens Blvd and the property will be on the south (right) side.
Standard status
Active
APN
281768
Size
7,931 SF
Lot size
8.70 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8385
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
1985
Floors in Building
2
Building materials
Block, Stucco, Wood Siding
Roof type
Flat, Metal
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jalyssa Garza
(956) 655-2191
Added: Oct 29, 2025
Changed: Sep 4
Last Checked: Sep 10 at 4:06PM
MLS# 484077
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 mixed-use property comprises three connected parcels totaling 8.7 acres, with 7,931 square feet of improvements. The asset includes an 8-unit multifamily complex and two commercial office buildings with existing tenants. Construction materials include block, stucco, and wood siding, while building systems include central air conditioning, electric heating, and electric and tankless water heaters. Flat and metal roofing are present, and the improvements date to 1985.
The property fronts both Buddy Owens Boulevard and Taylor Road in McAllen, Texas. Its configuration combines residential and office components within one assembled holding, with current rent-producing uses already in place. The site also includes direct access from two named roads and is located in Hidalgo County.
The property fronts both Buddy Owens Boulevard and Taylor Road in McAllen, Texas. Its configuration combines residential and office components within one assembled holding, with current rent-producing uses already in place. The site also includes direct access from two named roads and is located in Hidalgo County.
Key Highlights
- 8.7‑acre holding assembled from 3 connected parcels
- 7,931 square feet of improvements
- 8‑unit multifamily complex included
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
$106,176
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
5.59%
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%
$2,123,520
$2.1M
Cap Rate 7%
$1,516,800
$1.5M
Cap Rate 9%
$1,179,733
$1.2M
Market Conditions
NOI Build-Up for 7,931 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
$166.6K $21.00/SF
− Vacancy
−$25.0K −$3.15/SF
EGI
$141.6K $17.85/SF
− OpEx
−$35.4K −$4.46/SF
NOI
$106.2K $13.39/SF
Area
McAllen, TX
Vacancy
15.00%
Lease Rate
$21.00 /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%
$2,123,520
Cap Rate 7%
$1,516,800
Cap Rate 9%
$1,179,733
Alternative Uses
Best Use
Office B
$1.52M
$1.33M – $1.77M
NOI $106,176 @ 7.0% cap · market cap 5.59%
Second Best
Mixed Use
$1.38M
$1.20M – $1.61M
NOI $96,362 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,752 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
8
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-component property combines multifamily housing and occupied office space across connected parcels.
Where is this mixed-use property located?
The property is located at 4901 Buddy Owens Boulevard McAllen, TX.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 8.7‑acre holding assembled from 3 connected parcels; 7,931 square feet of improvements; 8‑unit multifamily complex included
