Harlingen Industrial Warehouse with
For Sale
Contact for pricing
6201 FM 106 UNIT 15, Harlingen, TX 78550
10,000 SF warehouse with office space for sale.
Property Size10,000 SF
Lot Size1.38 Acres
Price / SF$91
Days on Market494
Property Features for 6201 FM 106 UNIT 15
General Information
Standard status
Active
Size
10,000 SF
Class
A
Total Parking Spaces
10
Lot size
1.38 Acres
Property subtype
Industrial
Zoning
Industrial
Investment Type
Owner/User
Net Operating Income
$90,000
Building Details
Year Built
2025
Buildings
1
Stories
1
Units
1
Listing Agency:
Cindy Hopkins Commercial Real Estate
(956) 778-3255
Listed By:
CYNTHIA HOPKINS · License #0508052
Source:
Crexi
Added: Apr 17, 2025
Changed: Aug 15
Last Checked: Aug 21 at 8:55PM
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 Cindy Hopkins Commercial Real Estate
Investment Insights
Based on property information with market context.
Located in the Rio Grande Valley, the property at 6201 FM 106, Unit 15, provides access to transportation routes and a position within an industrial hub. Its proximity to the US-Mexico border offers an advantage for distribution and logistics. The Harlingen Industrial Park and Port of Harlingen offer connectivity for businesses. The region's growing population and economy provide a foundation for industrial, warehouse, and distribution enterprises. The property includes a newly sub-divided 1.38 acre industrial lot with a 10,000 square foot warehouse. The warehouse includes approximately 1,165 square feet of office space and approximately 8,835 square feet of warehouse space. Warehouse dimensions are 80 feet by 125 feet with a graduated 22 to 25 foot ceiling height and six 12' x 14' grade level doors. Ingress and egress are available from FM 106 and FM 509, located in the Harlingen Industrial Park - Phase III. Approximate lot dimensions are 271 feet by 218 feet. The seller is a general contractor and can build to suit business requirements. Phase III power is available at this location. Located at the intersection of FM 509 and FM 106, the property is just 5 minutes from the I69 Corridor.
Key Highlights
- Strategic location in the Rio Grande Valley, near the US‑Mexico border, ideal for distribution and logistics.
- New 10,000 sf warehouse with 1,165 sf office space and 8,835 sf warehouse space available for lease or sale.
- Located in Harlingen Industrial Park - Phase III, offering connectivity and access to transportation routes.
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
$56,810
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
6.24%
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%
$1,136,200
$1.1M
Cap Rate 7%
$811,571
$811.6K
Cap Rate 9%
$631,222
$631.2K
Market Conditions
NOI Build-Up for 10,000 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
$70.8K $7.08/SF
− Vacancy
−$4.0K −$0.40/SF
EGI
$66.8K $6.68/SF
− OpEx
−$10.0K −$1.00/SF
NOI
$56.8K $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%
$1,136,200
Cap Rate 7%
$811,571
Cap Rate 9%
$631,222
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,800 @ 7.0% cap · market cap 10.09%
Second Best
Warehouse
$811.6K
$710.1K – $946.8K
NOI $56,810 @ 7.0% cap · market cap 6.24%
Theoretical Best
Healthcare Medical
$1.72M
$1.51M – $2.01M
NOI $120,528 @ 7.0% cap · market cap 13.24%
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Valley International Cold Storage — 200 FM 509, Harlingen, TX 78550
- Laguna Sea Boat Club and RV Storage — 4901 E Harrison Ave, Harlingen, TX 78550
Frequently Asked Questions
What type of property is this?
Warehouse - 10,000 SF warehouse with office space for sale.
Where is this warehouse located?
The property is located at 6201 FM 106 UNIT 15 Harlingen, TX.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Strategic location in the Rio Grande Valley, near the US‑Mexico border, ideal for distribution and logistics.; New 10,000 sf warehouse with 1,165 sf office space and 8,835 sf warehouse space available for lease or sale.; Located in Harlingen Industrial Park - Phase III, offering connectivity and access to transportation routes.
