New Build-to-Suit Retail
For Sale
Contact for pricing
6823 S Cage Blvd., Pharr, TX 85234
Recently built to suit retail space, with the added consideration of an income tax free state context.
Property Size21,451 SF
Price / SF$306.51
Days on Market63
Property Features for 6823 S Cage Blvd.
General Information
Standard status
Active
Size
21,451 SF
Property subtype
Retail
Building Details
Year Built
2022
Listing Agency:
Colliers - Tulsa, Oklahoma
(918) 878-9534
Listed By:
Andrew Ragsdale · License #OK 072000
Source:
Crexi
Added: Jun 4
Changed: Jul 10
Last Checked: Aug 4 at 11:35AM
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 Colliers - Tulsa, Oklahoma
Investment Insights
Based on property information with market context.
This offering is a retail property described as a build-to-suit completed in 2022, designed for a tenant-specific program rather than a generic template. The improvements and configuration are intended to support retail operations as laid out for the original build-to-suit scope.
The seller’s remarks note the property is located in an income tax free state, which may be a factor for certain operators evaluating site selection and overall cost profile. Beyond that, no additional site or neighborhood details were provided.
For tenants, buyers, or investors seeking a relatively recent retail build-to-suit asset, the 2022 completion date is a practical differentiator. Prospective users should review the specific build-to-suit design and any documentation tied to the original scope during due diligence to confirm it aligns with their intended retail use.
The seller’s remarks note the property is located in an income tax free state, which may be a factor for certain operators evaluating site selection and overall cost profile. Beyond that, no additional site or neighborhood details were provided.
For tenants, buyers, or investors seeking a relatively recent retail build-to-suit asset, the 2022 completion date is a practical differentiator. Prospective users should review the specific build-to-suit design and any documentation tied to the original scope during due diligence to confirm it aligns with their intended retail use.
Key Highlights
- 2022 build‑to‑suit retail space
- Newer construction with Year Built: 2022
- Public remarks note the property is in an income tax‑free state context
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $440.2k | $20.52 |
| − Vacancy | −$26.4k | −$1.23 |
| EGI | $413.8k | $19.29 |
| − OpEx | −$124.1k | −$5.79 |
| NOI | $289.6k | $13.50 |
21,451 SF · lease $20.52/SF/yr · vacancy 6.00% · expense 30.00%
Alternative Uses
Best Use
Retail
$4.14M
$3.62M – $4.83M
NOI $289,635 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$16.16M
$14.14M – $18.85M
NOI $1,131,004 @ 7.0% cap · market cap 17.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
806
Businesses Nearby
50k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 37%
Home Improvements & Furnishings 2%
Church's Chicken
Dining
10,971 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
5,240 visits/mo
0.4 miles
Valero Energy
Shops & Services
5,192 visits/mo
0.2 miles
IBC Bank
Shops & Services
5,192 visits/mo
0.2 miles
Las Margaritas
Dining
5,100 visits/mo
0.1 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Recently built to suit retail space, with the added consideration of an income tax free state context.
Where is this retail space located?
The property is located at 6823 S Cage Blvd. Pharr, TX.
What is the asking price?
The asking price for this property is $6,575,000.
What are key features of this property?
This property features: 2022 build‑to‑suit retail space; Newer construction with Year Built: 2022; Public remarks note the property is in an income tax‑free state context
