Fenced Flex Space
For Sale
$3,500,000
502 E Business 77, San Benito, TX 78586
Fenced and gated facility along a major transportation corridor in San Benito.
Property Size49,452 SF
Price / SF$70.78
Days on Market37
Property Features for 502 E Business 77
General Information
Standard status
Active
Size
49,452 SF
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Amenities
fully fenced and gated
Building Details
Building Size
49,452 SF
Listing Agency:
Coldwell Banker Commercial Rio Grande Valley
(956) 631-1322
Listed By:
Daniel Galvan · License #582851
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 31
Last Checked: Aug 31 at 1:54AM
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 Coldwell Banker Commercial Rio Grande Valley
Investment Insights
Based on property information with market context.
This 49,452± square-foot flex space facility combines substantial commercial area with a secured, fully fenced and gated site. The property can accommodate office, service, showroom, business, or other commercial functions, providing flexibility for owner-user or operational requirements.
Positioned along Expressway 77/83 in San Benito, the facility benefits from frontage on a major transportation corridor and access suitable for customers, employees, and business operations. Its visible corridor setting supports a range of commercial applications while the gated enclosure adds practical site control.
Positioned along Expressway 77/83 in San Benito, the facility benefits from frontage on a major transportation corridor and access suitable for customers, employees, and business operations. Its visible corridor setting supports a range of commercial applications while the gated enclosure adds practical site control.
Key Highlights
- 49,452± square‑foot commercial facility
- Frontage along Expressway 77/83
- Fully fenced and gated property
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
$231,359
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
6.61%
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%
$4,627,180
$4.6M
Cap Rate 7%
$3,305,129
$3.3M
Cap Rate 9%
$2,570,656
$2.6M
Market Conditions
NOI Build-Up for 49,452 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
$350.1K $7.08/SF
− Vacancy
−$19.6K −$0.40/SF
EGI
$330.5K $6.68/SF
− OpEx
−$99.2K −$2.01/SF
NOI
$231.4K $4.68/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$7.08 /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%
$4,627,180
Cap Rate 7%
$3,305,129
Cap Rate 9%
$2,570,656
Alternative Uses
Best Use
Flex RnD
$6.04M
$5.29M – $7.05M
NOI $423,018 @ 7.0% cap · market cap 12.09%
Second Best
Industrial
$3.31M
$2.89M – $3.86M
NOI $231,359 @ 7.0% cap · market cap 6.61%
Theoretical Best
Healthcare Medical
$8.51M
$7.45M – $9.93M
NOI $596,035 @ 7.0% cap · market cap 17.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
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 - Fenced and gated facility along a major transportation corridor in San Benito.
Where is this flex space located?
The property is located at 502 E Business 77 San Benito, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 49,452± square‑foot commercial facility; Frontage along Expressway 77/83; Fully fenced and gated property
