Mixed-Use Property with Office
For Sale
$175,000
550 W Us Highway 77, San Benito, TX 78586
C2-zoned property combines a residential unit with additional space for office use or conversion.
Property Size1,284 SF
Price / SF$136.29
Days on Market173
Property Features for 550 W Us Highway 77
General Information
Standard status
Active
Size
1,284 SF
Taxes and HOA fees
Annual Taxes
$3,419
Listing Agency:
The MBTeam
(956) 357-4632
Listed By:
Monica Benavides
(956) 357-4632
Source:
Exprealty
Added: Mar 12
Changed: Aug 30
Last Checked: Aug 30 at 7:29PM
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 The MBTeam
Investment Insights
Based on property information with market context.
This C2-zoned mixed-use property includes a one-bedroom, one-and-a-half-bath unit and an additional area that can serve as office space or be converted into another rental unit. An outdoor bathroom conveys with the property. The recorded property size is 1,284.
Located at 550 W US Highway 77 in San Benito, the property offers access to the expressway. Its existing residential unit and separate additional space support a flexible mixed-use configuration for office or rental applications.
Located at 550 W US Highway 77 in San Benito, the property offers access to the expressway. Its existing residential unit and separate additional space support a flexible mixed-use configuration for office or rental applications.
Key Highlights
- C2 zoning
- One‑bedroom, 1.5‑bath unit
- Additional space for office use or conversion into another rental unit
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
$13,001
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
7.43%
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%
$260,020
$260.0K
Cap Rate 7%
$185,729
$185.7K
Cap Rate 9%
$144,456
$144.5K
Market Conditions
NOI Build-Up for 1,284 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
$23.1K $18.00/SF
− Vacancy
−$2.3K −$1.80/SF
EGI
$20.8K $16.20/SF
− OpEx
−$7.8K −$6.07/SF
NOI
$13.0K $10.13/SF
Area
Cameron County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$260,020
Cap Rate 7%
$185,729
Cap Rate 9%
$144,456
Alternative Uses
Best Use
Mixed Use
$185.7K
$162.5K – $216.7K
NOI $13,001 @ 7.0% cap · market cap 7.43%
Second Best
Office B
$168.4K
$147.3K – $196.5K
NOI $11,787 @ 7.0% cap · market cap 6.74%
Theoretical Best
Healthcare Medical
$221.1K
$193.5K – $257.9K
NOI $15,476 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned property combines a residential unit with additional space for office use or conversion.
Where is this mixed-use property located?
The property is located at 550 W Us Highway 77 San Benito, TX.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: C2 zoning; One‑bedroom, 1.5‑bath unit; Additional space for office use or conversion into another rental unit
