Corner Lot Retail and Office
For Sale
$435,000
805 E Acacia Avenue, Alamo, TX 78516
Ready-to-move-in commercial building on a corner lot with ample on-site parking for employees or customers.
Property Size2,436 SF
Price / SF$178.57
Days on Market165
Property Features for 805 E Acacia Avenue
General Information
Standard status
Active
Size
2,436 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,077
Amenities
Central Air
15 Parking Spaces.
Handicapped Access. City Road.
Building Details
Year Built
1970
Listing Agency:
Imperio Real Estate Llc
(956) 607-8299
Listed By:
Bryanna Hernandez · License #TREC#0793152
(956) 607-8299
Source:
Xome
Added: Mar 13
Changed: Aug 24
Last Checked: Aug 14 at 7:33AM
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 Imperio Real Estate Llc
Investment Insights
Based on property information with market context.
This corner-lot commercial building is available for sale and is described as ready for move-in to start or continue business operations. The property includes ample on-site parking intended for employees and/or customers.
Located in the center of Alamo, Texas, the building offers straightforward access for visitors arriving by car, supported by the stated parking availability.
The offering includes the commercial building only, priced to sell, with a property size of 2,436 square feet.
Located in the center of Alamo, Texas, the building offers straightforward access for visitors arriving by car, supported by the stated parking availability.
The offering includes the commercial building only, priced to sell, with a property size of 2,436 square feet.
Key Highlights
- Ready‑to‑move‑in commercial building on a corner lot in Alamo, Texas
- Year built: 1970
- Ample on‑site parking for employees and/or customers
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
$32,891
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
7.56%
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%
$657,820
$657.8K
Cap Rate 7%
$469,871
$469.9K
Cap Rate 9%
$365,456
$365.5K
Market Conditions
NOI Build-Up for 2,436 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
$50.0K $20.52/SF
− Vacancy
−$3.0K −$1.23/SF
EGI
$47.0K $19.29/SF
− OpEx
−$14.1K −$5.79/SF
NOI
$32.9K $13.50/SF
Area
Hidalgo County, TX
Vacancy
6.00%
Lease Rate
$20.52 /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%
$657,820
Cap Rate 7%
$469,871
Cap Rate 9%
$365,456
Alternative Uses
Best Use
Retail
$469.9K
$411.1K – $548.2K
NOI $32,891 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.83M
$1.61M – $2.14M
NOI $128,438 @ 7.0% cap · market cap 29.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
793
Businesses Nearby
125k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 69%
Shops & Services 26%
Electronics 3%
Hotels & Casinos 1%
Whataburger
Dining
31,374 visits/mo
0.5 miles
Dutch Bros. Coffee
Dining
15,597 visits/mo
0.5 miles
Church's Chicken
Dining
12,716 visits/mo
0.5 miles
Little Caesars Pizza
Dining
9,434 visits/mo
0.5 miles
SUBWAY
Dining
9,311 visits/mo
0.4 miles
Demographics for 78516, TX
34,506
Population
12,469
Households
2.8
Avg Household Size
32
Median Age
12%
College-Educated
59%
High-School Grad
37.8 sq mi
ZIP Area
913
Density / Sq Mi
$51,547
Median Household Income
$26,908
Median Earnings
$743
Median Rent
$102,900
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?
Retail space - Ready-to-move-in commercial building on a corner lot with ample on-site parking for employees or customers.
Where is this retail space located?
The property is located at 805 E Acacia Avenue Alamo, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Ready‑to‑move‑in commercial building on a corner lot in Alamo, Texas; Year built: 1970; Ample on‑site parking for employees and/or customers
