New Industrial Warehouse
For Sale
$415,000
6201 Fm 106 Unit 4, Harlingen, TX 78556
Four warehouse buildings offer office components, grade-level loading, shared access, and separately metered electricity.
Property Size5,000 SF
Price / SF$83
Days on Market53
Property Features for 6201 Fm 106 Unit 4
General Information
Standard status
Active
Size
5,000 SF
Site & Location
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
4,430 SF
Office Build-Out
570 SF
Drive-In Doors
2
Building Details
Year Built
2023
Listing Agency:
CHRE Cindy Hopkins Real Estate
(956) 778-3255
Listed By:
Cynthia Hopkins · License #0508052
Source:
Accessrealtyrgv
Added: Jul 10
Changed: Aug 29
Last Checked: Aug 31 at 6:32PM
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 Cindy Hopkins Real Estate
Investment Insights
Based on property information with market context.
This 2023 industrial property comprises four approximately 5,000-square-foot warehouses within a newly subdivided 1.36-acre lot. Each building includes approximately 570 square feet of office area and 4,430 square feet of warehouse space, along with graduated ceiling heights and two 12-foot by 12-foot grade-level doors. The seller, a general contractor, can provide build-to-suit construction based on business requirements.
The property is part of Harlingen Industrial Park – Phase III, with ingress and egress from FM 509 (Paseo Real) and FM 106 (E Harrison). Water, sewer, and mowing are shared and billed through NNN charges, while electricity is separately metered. Approximate lot dimensions are 195 feet by 295 feet.
The property is part of Harlingen Industrial Park – Phase III, with ingress and egress from FM 509 (Paseo Real) and FM 106 (E Harrison). Water, sewer, and mowing are shared and billed through NNN charges, while electricity is separately metered. Approximate lot dimensions are 195 feet by 295 feet.
Key Highlights
- Four 5,000 sf warehouses on a +/- 1.36 Acre newly subdivided industrial lot
- Each warehouse includes +/- 570 sf office and 4,430 sf Warehouse space
- Two (2) 12' x 12' Grade Level Doors per warehouse
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
$28,405
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%
$568,100
$568.1K
Cap Rate 7%
$405,786
$405.8K
Cap Rate 9%
$315,611
$315.6K
Market Conditions
NOI Build-Up for 5,000 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
$35.4K $7.08/SF
− Vacancy
−$2.0K −$0.40/SF
EGI
$33.4K $6.68/SF
− OpEx
−$5.0K −$1.00/SF
NOI
$28.4K $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%
$568,100
Cap Rate 7%
$405,786
Cap Rate 9%
$315,611
Alternative Uses
Best Use
Flex RnD
$611.0K
$534.6K – $712.9K
NOI $42,771 @ 7.0% cap · market cap 10.31%
Second Best
Warehouse
$405.8K
$355.1K – $473.4K
NOI $28,405 @ 7.0% cap · market cap 6.84%
Theoretical Best
Healthcare Medical
$860.9K
$753.3K – $1.00M
NOI $60,264 @ 7.0% cap · market cap 14.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Laguna Sea Boat Club and RV Storage — 4901 E Harrison Ave, Harlingen, TX 78550
- Valley International Cold Storage — 200 FM 509, Harlingen, TX 78550
Frequently Asked Questions
What type of property is this?
Warehouse - Four warehouse buildings offer office components, grade-level loading, shared access, and separately metered electricity.
Where is this warehouse located?
The property is located at 6201 Fm 106 Unit 4 Harlingen, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Four 5,000 sf warehouses on a +/- 1.36 Acre newly subdivided industrial lot; Each warehouse includes +/- 570 sf office and 4,430 sf Warehouse space; Two (2) 12' x 12' Grade Level Doors per warehouse
