Industrial Warehouses with Office
For Sale
Contact for pricing
6201 FM 106 UNIT 6 HARLINGEN TEXAS 78550, Harlingen, TX 78550
Four 2,500 SF warehouses with office space for sale.
Property Size2,500 SF
Lot Size1.36 Acres
Price / SF$83
Days on Market524
Property Features for 6201 FM 106 UNIT 6 HARLINGEN TEXAS 78550
General Information
Standard status
Active
Size
2,500 SF
Class
A
Lot size
1.36 Acres
Property subtype
Industrial
Zoning
Industrial
Lease Type
NNN
Building Details
Year Built
2023
Buildings
4
Stories
1
Units
4
Listing Agency:
Cindy Hopkins Commercial Real Estate
Listed By:
CYNTHIA HOPKINS · License #0508052
(956) 778-3255
Source:
Crexi
Added: Apr 17, 2025
Changed: Sep 7
Last Checked: Sep 22 at 4:03PM
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.
An industrial lot, newly subdivided at approximately 1.36 acres, features four warehouses, each offering 2,500 square feet of space. Each warehouse includes approximately 544 square feet of office space and 1,956 square feet of warehouse area. The warehouses have graduated ceiling heights and each is equipped with one 12' x 14' grade-level door. The property is located within Industrial Estates III - Unit 6, with shared access. It benefits from ingress and egress points on both FM 509 [Paseo Real] and FM 106 [E Harrison], situated in Phase III of the Harlingen Industrial Park. The approximate lot dimensions are 195' x 295'. Water, sewer, and mowing costs are shared and billed through NNN charges, while 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 2,500 sf warehouses available for lease or sale
- Each warehouse includes +/- 544 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
$14,202
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%
$284,040
$284.0K
Cap Rate 7%
$202,886
$202.9K
Cap Rate 9%
$157,800
$157.8K
Market Conditions
NOI Build-Up for 2,500 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
$17.7K $7.08/SF
− Vacancy
−$991 −$0.40/SF
EGI
$16.7K $6.68/SF
− OpEx
−$2.5K −$1.00/SF
NOI
$14.2K $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%
$284,040
Cap Rate 7%
$202,886
Cap Rate 9%
$157,800
Alternative Uses
Best Use
Office B
$327.9K
$286.9K – $382.5K
NOI $22,950 @ 7.0% cap · market cap 11.06%
Second Best
Warehouse
$202.9K
$177.5K – $236.7K
NOI $14,202 @ 7.0% cap · market cap 6.84%
Theoretical Best
Healthcare Medical
$430.5K
$376.7K – $502.2K
NOI $30,132 @ 7.0% cap · market cap 14.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
383
Businesses Nearby
Under-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
- Self-Storage at U-Haul — 1129 Morgan Blvd, Harlingen, TX 78550
- Preferred Self Storage Unit — 1221 Morgan Blvd, Harlingen, TX 78550
Frequently Asked Questions
What type of property is this?
Warehouse - Four 2,500 SF warehouses with office space for sale.
Where is this warehouse located?
The property is located at 6201 FM 106 UNIT 6 HARLINGEN TEXAS 78550 Harlingen, TX.
What is the asking price?
The asking price for this property is $207,500.
What are key features of this property?
This property features: 1.36 acre newly sub‑divided industrial lot; Four 2,500 sf warehouses available for lease or sale; Each warehouse includes +/- 544 sf of office space
