Four-Building Corner Retail/Office
For Sale
$2,999,000
847 Alamo Road, Alamo, TX 78516
Four free-standing buildings on a corner commercial site with high visibility and access to Expressway 83 and Military Highway.
Property Size10,050 SF
Lot Size1.72 Acres
Price / SF$298.41
Days on Market379
Property Features for 847 Alamo Road
General Information
Standard status
Active
Size
10,050 SF
Lot size
1.72 Acres
Property subtype
General Commercial
Site & Location
Traffic Count
14,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$31,680
Amenities
Central Air, Electric
31 Parking Spaces. Paved Driveway.
Workshop, Security Lighting, Extra Storage. City Road, Paved Road.
Building Details
Year Built
2017
Listing Agency:
(956) 240-2185
Listed By:
Coldwell Banker La Mansion
(956) 240-2185
Source:
Xome
Added: Aug 10, 2025
Changed: Aug 14
Last Checked: Aug 23 at 3:18AM
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 Coldwell Banker La Mansion
Investment Insights
Based on property information with market context.
This well-maintained corner commercial property at 847 S Alamo Road, Alamo, TX 78516 features four free-standing buildings on the site. Total size is over 5,800 square feet, with the largest building over 4,100 square feet and a second largest building of approximately 1,600 square feet, offering a flexible layout for a variety of retail, office, medical, or service-related uses.
The site is positioned to benefit from strong visibility and an average daily traffic count of 14,000+. Existing access is available from both Alamo Road and Ridge Road, and the property’s infrastructure connects to Expressway 83 and to Military Highway for convenient regional traffic flow.
Configured as multiple standalone structures, the buildings can support different occupancy plans within one controlled location, depending on the final business and layout requirements.
The site is positioned to benefit from strong visibility and an average daily traffic count of 14,000+. Existing access is available from both Alamo Road and Ridge Road, and the property’s infrastructure connects to Expressway 83 and to Military Highway for convenient regional traffic flow.
Configured as multiple standalone structures, the buildings can support different occupancy plans within one controlled location, depending on the final business and layout requirements.
Key Highlights
- 4 free‑standing commercial buildings on a 1.72‑acre corner site
- Over 5,800 sq ft TTL total building area; largest building is over 4,100 sq ft
- Additional building size includes approximately 1,600 sq ft for the second‑largest structure
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
$135,697
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
4.52%
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%
$2,713,940
$2.7M
Cap Rate 7%
$1,938,529
$1.9M
Cap Rate 9%
$1,507,744
$1.5M
Market Conditions
NOI Build-Up for 10,050 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
$206.2K $20.52/SF
− Vacancy
−$12.4K −$1.23/SF
EGI
$193.9K $19.29/SF
− OpEx
−$58.2K −$5.79/SF
NOI
$135.7K $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%
$2,713,940
Cap Rate 7%
$1,938,529
Cap Rate 9%
$1,507,744
Alternative Uses
Best Use
Retail
$1.94M
$1.70M – $2.26M
NOI $135,697 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$7.57M
$6.62M – $8.83M
NOI $529,886 @ 7.0% cap · market cap 17.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
119k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 39%
McDonald's
Dining
47,070 visits/mo
0.5 miles
Sunoco
Shops & Services
18,405 visits/mo
0.3 miles
Stripes
Shops & Services
16,257 visits/mo
0.3 miles
Exxon
Shops & Services
11,172 visits/mo
0.3 miles
Dollar General
Shops & Services
10,192 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 - Four free-standing buildings on a corner commercial site with high visibility and access to Expressway 83 and Military Highway.
Where is this retail space located?
The property is located at 847 Alamo Road Alamo, TX.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: 4 free‑standing commercial buildings on a 1.72‑acre corner site; Over 5,800 sq ft TTL total building area; largest building is over 4,100 sq ft; Additional building size includes approximately 1,600 sq ft for the second‑largest structure
