Commercial Land with
For Sale
$750,000
801 E Expressway 83, La Feria, TX 78520
Commercial land with an existing building, paved driveway, and interstate service-road access.
Property Size4,000 SF
Price / SF$187.50
Days on Market64
Property Features for 801 E Expressway 83
General Information
Standard status
Active
Size
4,000 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$8,214
Amenities
Central Air, Electric
3
30 Parking Spaces. Paved Driveway.
Workshop, Extra Storage. Interstate Service Road.
Building Details
Year Built
2019
Listing Agency:
Cnc Realty Rgv, Llc
(956) 378-7355
Listed By:
Hiram Diaz
(956) 378-7355
Source:
Xome
Added: Jun 27
Changed: Aug 29
Last Checked: Aug 29 at 1:02PM
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 Cnc Realty Rgv, Llc
Investment Insights
Based on property information with market context.
This commercial land parcel includes a 4,000 SF building completed in 2019. The improvements provide central air and electric service, along with a workshop and extra storage. A paved driveway and 30 parking spaces support on-site operations, customer access, and display needs.
The property contains approximately 36,721 SF of land along Expressway 83 in La Feria, Texas. It fronts an interstate service road and sits along a transportation corridor with an estimated traffic count of 65,277 vehicles per day. Its position between Harlingen and Mercedes provides access to the surrounding Rio Grande Valley market.
The property contains approximately 36,721 SF of land along Expressway 83 in La Feria, Texas. It fronts an interstate service road and sits along a transportation corridor with an estimated traffic count of 65,277 vehicles per day. Its position between Harlingen and Mercedes provides access to the surrounding Rio Grande Valley market.
Key Highlights
- Approximately 36,721 SF of commercial land
- 4,000 SF commercial building completed in 2019
- Estimated traffic count of 65,277 vehicles per day
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
$38,062
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
5.07%
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%
$761,240
$761.2K
Cap Rate 7%
$543,743
$543.7K
Cap Rate 9%
$422,911
$422.9K
Market Conditions
NOI Build-Up for 4,000 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
$57.6K $14.40/SF
− Vacancy
−$3.2K −$0.81/SF
EGI
$54.4K $13.59/SF
− OpEx
−$16.3K −$4.08/SF
NOI
$38.1K $9.52/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$761,240
Cap Rate 7%
$543,743
Cap Rate 9%
$422,911
Alternative Uses
Best Use
Retail
$543.7K
$475.8K – $634.4K
NOI $38,062 @ 7.0% cap · market cap 5.07%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$688.7K
$602.6K – $803.5K
NOI $48,211 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
298
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
9,331 visits/mo
0.3 miles
Demographics for 78520, TX
64,949
Population
22,543
Households
2.9
Avg Household Size
34
Median Age
23%
College-Educated
69%
High-School Grad
39.7 sq mi
ZIP Area
1,636
Density / Sq Mi
$47,331
Median Household Income
$27,529
Median Earnings
$842
Median Rent
$129,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land with an existing building, paved driveway, and interstate service-road access.
Where is this commercial land located?
The property is located at 801 E Expressway 83 La Feria, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 36,721 SF of commercial land; 4,000 SF commercial building completed in 2019; Estimated traffic count of 65,277 vehicles per day
