Second-Generation Restaurant
For Sale
Contact for pricing
821 E 9th St, Mission, TX 78572
Standalone restaurant site with an existing commercial kitchen hood system, walk-in cold rooms, and dedicated parking.
Property Size2,390 SF
Price / SF$251.05
Days on Market155
Property Features for 821 E 9th St
General Information
Standard status
Active
Size
2,390 SF
Class
B
Property subtype
Retail
Zoning
C1
Lease Type
NNN
Investment Type
Owner/User
Site & Location
Traffic Count
35,000 vehicles/day
Highway Access
Yes
Additional Details
Business Included
Yes
Commercial Hood
Yes
Building Details
Year Built
1986
Buildings
1
Stories
1
Units
1
Listing Agency:
eXp Commercial
Listed By:
Cesar Cepeda · License #9010212
Source:
Crexi
Added: Apr 4
Changed: Aug 8
Last Checked: Jul 30 at 12:53PM
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 eXp Commercial
Investment Insights
Based on property information with market context.
This standalone restaurant building is offered for lease or sale and is set up for second-generation food service. The space includes an existing commercial kitchen hood system, two walk-in cold rooms (cooler/freezer to be verified), and a functional interior layout with kitchen, storage, and dining areas.
The property is located in Mission, Texas at 821 E 9th St, in an area described as surrounded by dense residential neighborhoods with strong visibility and accessibility. Public remarks also note proximity to US Business 83, an east-west corridor, and a stated daily traffic flow supporting food-service demand.
As presented, the offering includes the existing restaurant infrastructure and a dedicated parking setup, making it suitable for operators looking to take advantage of an established restaurant configuration.
The property is located in Mission, Texas at 821 E 9th St, in an area described as surrounded by dense residential neighborhoods with strong visibility and accessibility. Public remarks also note proximity to US Business 83, an east-west corridor, and a stated daily traffic flow supporting food-service demand.
As presented, the offering includes the existing restaurant infrastructure and a dedicated parking setup, making it suitable for operators looking to take advantage of an established restaurant configuration.
Key Highlights
- Standalone restaurant building (built 1986) at 821 E 9th St, Mission, TX
- Existing commercial kitchen hood system in place
- Includes two walk‑in cold rooms (cooler/freezer)—verification needed
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
$34,686
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
5.78%
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%
$693,720
$693.7K
Cap Rate 7%
$495,514
$495.5K
Cap Rate 9%
$385,400
$385.4K
Market Conditions
NOI Build-Up for 2,390 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
$49.0K $20.52/SF
− Vacancy
−$2.8K −$1.17/SF
EGI
$46.2K $19.35/SF
− OpEx
−$11.6K −$4.84/SF
NOI
$34.7K $14.51/SF
Area
Hidalgo County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$693,720
Cap Rate 7%
$495,514
Cap Rate 9%
$385,400
Alternative Uses
Best Use
Specialty Retail
$495.5K
$433.6K – $578.1K
NOI $34,686 @ 7.0% cap · market cap 5.78%
Second Best
Industrial
$179.7K
$157.2K – $209.6K
NOI $12,577 @ 7.0% cap · market cap 2.10%
Theoretical Best
Hotel Hospitality
$1.80M
$1.58M – $2.10M
NOI $126,013 @ 7.0% cap · market cap 21.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
35,000 VPD
Traffic count
Turnkey business
Opportunity
Yes
Highway access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
891
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78572, TX
78,280
Population
32,696
Households
2.4
Avg Household Size
36
Median Age
25%
College-Educated
75%
High-School Grad
53.7 sq mi
ZIP Area
1,458
Density / Sq Mi
$54,029
Median Household Income
$30,004
Median Earnings
$900
Median Rent
$121,900
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Standalone restaurant site with an existing commercial kitchen hood system, walk-in cold rooms, and dedicated parking.
Where is this conventional restaurant located?
The property is located at 821 E 9th St Mission, TX.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Standalone restaurant building (built 1986) at 821 E 9th St, Mission, TX; Existing commercial kitchen hood system in place; Includes two walk‑in cold rooms (cooler/freezer)—verification needed
