Industrial Warehouses with Office
For Sale
Contact for pricing
6201 FM106 UNIT 9, Harlingen, TX 78550
4,784 SF warehouses with office space for sale.
Property Size4,784 SF
Lot Size1.36 Acres
Price / SF$83.40
Days on Market500
Property Features for 6201 FM106 UNIT 9
General Information
Standard status
Active
Size
4,784 SF
Class
A
Lot size
1.36 Acres
Property subtype
Industrial
Zoning
Industrial
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$32,148
Building Details
Year Built
2023
Buildings
4
Stories
1
Units
4
Listing Agency:
Cindy Hopkins Commercial Real Estate
(956) 778-3255
Listed By:
CYNTHIA HOPKINS · License #0508052
Source:
Crexi
Added: Apr 17, 2025
Changed: Aug 22
Last Checked: Aug 28 at 1:30PM
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.
Available for sale are four 4,784 square foot warehouses, each featuring approximately 570 square feet of office space and 4,214 square feet of warehouse area. The warehouses have graduated ceiling heights and two 12' x 12' grade-level doors. The property is situated on a newly subdivided 1.36-acre industrial lot within Industrial Estates III - Unit 9. Access is available from FM 509 [Paseo Real] and FM 106 [E Harrison], and the location is in the Harlingen Industrial Park - Phase III. The approximate lot dimensions are 195' x 295'. Water, sewer, and mowing costs are shared and billed through NNN charges. Electricity is separately metered. The seller, a general contractor, offers build-to-suit options to accommodate specific business requirements.
Key Highlights
- 1.36 acre newly sub‑divided industrial lot
- Four 4,784 sf warehouses available
- Includes +/- 570 sf of office space
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
$27,178
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
6.81%
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%
$543,560
$543.6K
Cap Rate 7%
$388,257
$388.3K
Cap Rate 9%
$301,978
$302.0K
Market Conditions
NOI Build-Up for 4,784 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
$33.9K $7.08/SF
− Vacancy
−$1.9K −$0.40/SF
EGI
$32.0K $6.68/SF
− OpEx
−$4.8K −$1.00/SF
NOI
$27.2K $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%
$543,560
Cap Rate 7%
$388,257
Cap Rate 9%
$301,978
Alternative Uses
Best Use
Office B
$627.4K
$549.0K – $732.0K
NOI $43,917 @ 7.0% cap · market cap 11.01%
Second Best
Warehouse
$388.3K
$339.7K – $453.0K
NOI $27,178 @ 7.0% cap · market cap 6.81%
Theoretical Best
Healthcare Medical
$823.7K
$720.8K – $961.0K
NOI $57,661 @ 7.0% cap · market cap 14.45%
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
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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 - 4,784 SF warehouses with office space for sale.
Where is this warehouse located?
The property is located at 6201 FM106 UNIT 9 Harlingen, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1.36 acre newly sub‑divided industrial lot; Four 4,784 sf warehouses available; Includes +/- 570 sf of office space
