Remodeled Corner Office
For Sale
$625,000
733 Ware Road, McAllen, TX 78501
Fully remodeled corner commercial unit with reception, 12 private offices, conference room, kitchen area, and two bathrooms.
Property Size3,000 SF
Price / SF$208.33
Days on Market104
Property Features for 733 Ware Road
General Information
Standard status
Active
Size
3,000 SF
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,293
Amenities
Central Air, Electric
3
8 Parking Spaces. Paved Driveway.
Security Lighting. Strip Mall, City Road.
Building Details
Year Built
1998
Listing Agency:
Pinnacle Realty Advisors
(956) 429-9458
Listed By:
Herlinda (Linda) De la Garza
(956) 429-9458
Source:
Xome
Added: Apr 27
Changed: Aug 7
Last Checked: Aug 8 at 3:49AM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This fully remodeled corner commercial unit is designed for day-to-day professional use, with a functional interior layout that includes a welcoming reception area, 12 private offices, a spacious meeting or conference room, a kitchen/break area, and two bathrooms. The suite also features two main entrances, supporting convenient client and staff access and a workable internal flow.
The property is positioned along a high-visibility commercial corridor with easy access to major roads. It is located near Expressway 83 and in the McAllen Convention Center area, placing it within a broader commercial setting with surrounding retail and dining options.
With its combination of a reception-first entry, multiple private offices, and dedicated meeting space, the unit is well suited for a range of office and medical-professional operations seeking a modern, move-in-ready configuration.
The property is positioned along a high-visibility commercial corridor with easy access to major roads. It is located near Expressway 83 and in the McAllen Convention Center area, placing it within a broader commercial setting with surrounding retail and dining options.
With its combination of a reception-first entry, multiple private offices, and dedicated meeting space, the unit is well suited for a range of office and medical-professional operations seeking a modern, move-in-ready configuration.
Key Highlights
- Fully remodeled corner commercial unit with welcoming reception, 12 private offices, meeting/conference room, kitchen/break area, and 2 bathrooms
- Two main entrances for convenient access and flow for clients and staff
- Central air and electric cooling; interior includes guest facilities listed as 3
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
$40,163
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
6.43%
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%
$803,260
$803.3K
Cap Rate 7%
$573,757
$573.8K
Cap Rate 9%
$446,256
$446.3K
Market Conditions
NOI Build-Up for 3,000 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
$63.0K $21.00/SF
− Vacancy
−$9.5K −$3.15/SF
EGI
$53.6K $17.85/SF
− OpEx
−$13.4K −$4.46/SF
NOI
$40.2K $13.39/SF
Area
McAllen, TX
Vacancy
15.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$803,260
Cap Rate 7%
$573,757
Cap Rate 9%
$446,256
Alternative Uses
Best Use
Office B
$573.8K
$502.0K – $669.4K
NOI $40,163 @ 7.0% cap · market cap 6.43%
Second Best
Healthcare Medical
$555.4K
$486.0K – $648.0K
NOI $38,880 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$814.6K
$712.8K – $950.4K
NOI $57,024 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 78501, TX
60,817
Population
24,807
Households
2.5
Avg Household Size
37
Median Age
27%
College-Educated
77%
High-School Grad
15.5 sq mi
ZIP Area
3,924
Density / Sq Mi
$49,451
Median Household Income
$29,092
Median Earnings
$943
Median Rent
$149,000
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.
Frequently Asked Questions
What type of property is this?
Office units - Fully remodeled corner commercial unit with reception, 12 private offices, conference room, kitchen area, and two bathrooms.
Where is this office units located?
The property is located at 733 Ware Road McAllen, TX.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Fully remodeled corner commercial unit with welcoming reception, 12 private offices, meeting/conference room, kitchen/break area, and 2 bathrooms; Two main entrances for convenient access and flow for clients and staff; Central air and electric cooling; interior includes guest facilities listed as 3
