Two-Story Mixed-Use
For Sale
$740,000
901 S WILLIAMS AVE., San Benito, TX 78586
COMMERCIAL - SAN BENITO, TX
Property Size4,375 SF
Lot Size0.95 Acres
Price / SF$169.14
Days on Market119
Property Features for 901 S WILLIAMS AVE.
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
SAN BENITO INDUSTRIAL PARK
Standard status
Active
Size
4,375 SF
Lot size
0.95 Acres
Amenities
camera system
electric gate
Building Details
Year built
1985
Floors in Building
2
Listing Agency:
EXP Realty, LLC
(888) 519-7431
Listed By:
JACOB GARCIA
(956) 226-9390
Added: Apr 27
Changed: Aug 11
Last Checked: Aug 23 at 11:06AM
MLS# 29775940
Copyright © 2026 Rio Grande Valley Multiple Listing Service Inc. 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.
This 4,375-square-foot mixed-use building was constructed in 1985 on 0.9525 acres within an industrial park. The first floor combines an office suite with two office spaces, built-in cabinetry and shelving, recessed lighting, and a kitchenette. The warehouse area provides high-clearance open-bay space, two roll-up doors, and a covered drive-through bay. Upstairs are two residential units with high ceilings, a full kitchen featuring granite countertops, a bedroom, walk-in closet, interior laundry, and multiple bathrooms.
The corner property has dual street frontage on S Williams Rd and Amistad. Its paved yard supports equipment, fleet, or storage functions, while fencing, an electric gate, and interior and exterior camera coverage provide controlled access and site security. The property address is 901 S Williams Ave., San Benito, TX 78586.
The corner property has dual street frontage on S Williams Rd and Amistad. Its paved yard supports equipment, fleet, or storage functions, while fencing, an electric gate, and interior and exterior camera coverage provide controlled access and site security. The property address is 901 S Williams Ave., San Benito, TX 78586.
Key Highlights
- 4,375‑square‑foot mixed‑use building on 0.9525 acres
- Office suite with 2 office spaces, built‑in cabinetry, shelving, recessed lighting, and kitchenette
- Warehouse with high‑clearance open bay, 2 roll‑up doors, and covered drive‑through bay
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
$44,297
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
5.99%
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%
$885,940
$885.9K
Cap Rate 7%
$632,814
$632.8K
Cap Rate 9%
$492,189
$492.2K
Market Conditions
NOI Build-Up for 4,375 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
$78.8K $18.00/SF
− Vacancy
−$7.9K −$1.80/SF
EGI
$70.9K $16.20/SF
− OpEx
−$26.6K −$6.07/SF
NOI
$44.3K $10.13/SF
Area
Cameron County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$885,940
Cap Rate 7%
$632,814
Cap Rate 9%
$492,189
Alternative Uses
Best Use
Mixed Use
$632.8K
$553.7K – $738.3K
NOI $44,297 @ 7.0% cap · market cap 5.99%
Second Best
Office B
$573.8K
$502.0K – $669.4K
NOI $40,163 @ 7.0% cap · market cap 5.43%
Theoretical Best
Healthcare Medical
$753.3K
$659.1K – $878.9K
NOI $52,731 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Explore this area
Business Placement
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-lot commercial property combines office, warehouse, paved yard, and residential space within a fully secured site.
Where is this mixed-use property located?
The property is located at 901 S WILLIAMS AVE. San Benito, TX.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: 4,375‑square‑foot mixed‑use building on 0.9525 acres; Office suite with 2 office spaces, built‑in cabinetry, shelving, recessed lighting, and kitchenette; Warehouse with high‑clearance open bay, 2 roll‑up doors, and covered drive‑through bay
