Industrial Warehouse with Grade-Level
New
For Sale
$996,000
6201 FM 106 UNIT 12, Harlingen, TX 78550
New industrial warehouse offers dedicated office space, large-floorplate storage, and build-to-suit capability.
Property Size12,000 SF
Days on Market3
Property Features for 6201 FM 106 UNIT 12
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Warehouse
Building Details
Building Size
12,000 SF
Year Built
2025
Listing Agency:
CHRE
(956) 325-3255
Listed By:
CYNTHIA HOPKINS · License #0508052
(956) 325-3255
Source:
Thebrokerlist
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 3:35AM
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 CHRE
Investment Insights
Based on property information with market context.
This newly subdivided industrial site is under construction with a 12,000-square-foot warehouse configured with approximately 2,520 square feet of office area and 9.480 square feet of warehouse space. The building measures approximately 80 feet by 150 feet, includes graduated ceiling heights from 20 to 25 feet, and is planned with six 12-foot by 14-foot grade-level doors. The approximately 1.36-acre lot measures 200 feet by 296 feet.
The property is part of Harlingen Industrial Park – Phase III at 6201 FM 106, Unit 12, in Harlingen, Texas. The seller is a general contractor and can provide build-to-suit construction based on business requirements. Water, sewer, trash, and mowing are additional costs. The property is offered for lease or sale.
The property is part of Harlingen Industrial Park – Phase III at 6201 FM 106, Unit 12, in Harlingen, Texas. The seller is a general contractor and can provide build-to-suit construction based on business requirements. Water, sewer, trash, and mowing are additional costs. The property is offered for lease or sale.
Key Highlights
- 12,000 SF warehouse with approximately 2,520 SF of office space
- Approximately 1.36‑acre industrial lot measuring 200' x 296'
- Six 12' x 14' grade‑level doors
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
$68,172
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
6.84%
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%
$1,363,440
$1.4M
Cap Rate 7%
$973,886
$973.9K
Cap Rate 9%
$757,467
$757.5K
Market Conditions
NOI Build-Up for 12,000 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
$85.0K $7.08/SF
− Vacancy
−$4.8K −$0.40/SF
EGI
$80.2K $6.68/SF
− OpEx
−$12.0K −$1.00/SF
NOI
$68.2K $5.68/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$7.08 /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%
$1,363,440
Cap Rate 7%
$973,886
Cap Rate 9%
$757,467
Alternative Uses
Best Use
Warehouse
$973.9K
$852.2K – $1.14M
NOI $68,172 @ 7.0% cap · market cap 6.84%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.07M
$1.81M – $2.41M
NOI $144,634 @ 7.0% cap · market cap 14.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78550, TX
56,038
Population
22,347
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
77%
High-School Grad
94.2 sq mi
ZIP Area
595
Density / Sq Mi
$51,524
Median Household Income
$32,065
Median Earnings
$863
Median Rent
$120,500
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?
Warehouse - New industrial warehouse offers dedicated office space, large-floorplate storage, and build-to-suit capability.
Where is this warehouse located?
The property is located at 6201 FM 106 UNIT 12 Harlingen, TX.
What is the asking price?
The asking price for this property is $996,000.
What are key features of this property?
This property features: 12,000 SF warehouse with approximately 2,520 SF of office space; Approximately 1.36‑acre industrial lot measuring 200' x 296'; Six 12' x 14' grade‑level doors
