Flex Space with
New
For Sale
$550,000
7521 S Cage Boulevard, Pharr, TX 78577
COMMERCIAL - Pharr, TX
Property Size7,000 SF
Lot Size0.28 Acres
Price / SF$78.57
Days on Market2
Property Features for 7521 S Cage Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CO
Parking
6
Appliances
Water Heater (None)
Subdivision
Hidalgo Park Estates
Directions
At the intersection of S Cage Blvd & Dicker Rd, travel south, and the property will be to your left.
Standard status
Active
APN
H265000014000600
Size
7,000 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
9512
Building Details
Year built
2018
Floors in Building
2
Building materials
Block
Roof type
Metal
Listing Agency:
Keller Williams Realty RGV
(956) 928-1155
Listed By:
Jaime Lee Gonzalez · License #713189
(956) 599-8400
Added: Aug 7
Last Checked: Aug 8 at 2:06PM
MLS# 511763
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 7521 S Cage Boulevard in Pharr, Texas, this 7,000-square-foot flex property combines 6,000 square feet of warehouse area with 1,000 square feet of office space. The building sits on a 12,000-square-foot lot and is constructed with block walls beneath a metal roof. Built in 2018, the property is configured for a range of commercial functions, including storage, manufacturing, distribution, and general operations.
The site carries CO zoning and is identified by postal code 78577 in Hidalgo County. Its warehouse-to-office arrangement provides a clear division between operational and administrative areas. Buyer verification of measurements and square footage is required, with professional measurement available at the buyer’s expense.
The site carries CO zoning and is identified by postal code 78577 in Hidalgo County. Its warehouse-to-office arrangement provides a clear division between operational and administrative areas. Buyer verification of measurements and square footage is required, with professional measurement available at the buyer’s expense.
Key Highlights
- 6,000 sq. ft. of warehouse space and 1,000 sq. ft. of office space
- 7,000 sq. ft. property on a 12,000 sq. ft. lot
- CO zoning in Pharr, TX
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
$44,729
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
8.13%
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%
$894,580
$894.6K
Cap Rate 7%
$638,986
$639.0K
Cap Rate 9%
$496,989
$497.0K
Market Conditions
NOI Build-Up for 7,000 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
$56.3K $8.04/SF
− Vacancy
−$3.7K −$0.52/SF
EGI
$52.6K $7.52/SF
− OpEx
−$7.9K −$1.13/SF
NOI
$44.7K $6.39/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /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%
$894,580
Cap Rate 7%
$638,986
Cap Rate 9%
$496,989
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $117,089 @ 7.0% cap · market cap 21.29%
Second Best
Warehouse
$639.0K
$559.1K – $745.5K
NOI $44,729 @ 7.0% cap · market cap 8.13%
Theoretical Best
Hotel Hospitality
$5.27M
$4.61M – $6.15M
NOI $369,075 @ 7.0% cap · market cap 67.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
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.
Frequently Asked Questions
What type of property is this?
Flex space - Block construction provides dedicated warehouse and office areas for storage, manufacturing, distribution, or other commercial operations.
Where is this flex space located?
The property is located at 7521 S Cage Boulevard Pharr, TX.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 6,000 sq. ft. of warehouse space and 1,000 sq. ft. of office space; 7,000 sq. ft. property on a 12,000 sq. ft. lot; CO zoning in Pharr, TX
