Two-Story Mixed-Use
For Sale
$740,000
901 S Williams Road S, San Benito, TX 78586
Commercial Sale, San Benito, TX
Property Size6,125 SF
Lot Size0.95 Acres
Price / SF$120.82
Days on Market99
Property Features for 901 S Williams Road S
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
12
Parking features
Garage
Appliances
Electric Water Heater, Water Heater (Other Location)
Subdivision
San Benito Industrial Park
Lot features
Industrial Park
Directions
From Exp 83, head south on S Oscar Williams Rd, property is on the corner of Oscar Williams and Amistad Dr.
Standard status
Active
APN
8852300000015000
Size
6,125 SF
Lot size
0.95 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3834
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
camera system
electric gated access
kitchenette
full kitchen
interior laundry
Building Details
Year built
1985
Floors in Building
2
Building materials
Block
Roof type
Flat
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Jacob Garcia
(956) 226-9390
Added: Jun 10
Changed: Sep 14
Last Checked: Sep 16 at 4:06AM
MLS# 503085
Copyright © 2026 Greater McAllen Association of Realtors. 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 two-story mixed-use property provides 6,125 square feet on a 0.9525-acre corner site in an industrial park. The ground floor includes two office spaces with built-in cabinetry and shelving, recessed lighting, and a kitchenette. A high-clearance warehouse and garage area offers two roll-up doors plus a covered drive-through bay. The second floor contains two residential units with high ceilings, a full kitchen with granite countertops, a bedroom, walk-in closet, interior laundry, and multiple bathrooms.
The property has frontage on S Williams Rd and Amistad, with paved yard space suitable for equipment, fleet, or storage uses. The site is fully fenced and accessed through an electric gate. A camera system monitors the interior and exterior. Built in 1985, the building features block construction, central electric heating and cooling, and a flat roof.
The property has frontage on S Williams Rd and Amistad, with paved yard space suitable for equipment, fleet, or storage uses. The site is fully fenced and accessed through an electric gate. A camera system monitors the interior and exterior. Built in 1985, the building features block construction, central electric heating and cooling, and a flat roof.
Key Highlights
- 6,125‑square‑foot mixed‑use building on 0.9525 acres
- Two‑story layout with office, warehouse, garage, and 2 residential units
- High‑clearance warehouse with 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
$62,016
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
8.38%
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%
$1,240,320
$1.2M
Cap Rate 7%
$885,943
$885.9K
Cap Rate 9%
$689,067
$689.1K
Market Conditions
NOI Build-Up for 6,125 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
$110.3K $18.00/SF
− Vacancy
−$11.0K −$1.80/SF
EGI
$99.2K $16.20/SF
− OpEx
−$37.2K −$6.07/SF
NOI
$62.0K $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%
$1,240,320
Cap Rate 7%
$885,943
Cap Rate 9%
$689,067
Alternative Uses
Best Use
Mixed Use
$885.9K
$775.2K – $1.03M
NOI $62,016 @ 7.0% cap · market cap 8.38%
Second Best
Office B
$803.3K
$702.9K – $937.1K
NOI $56,228 @ 7.0% cap · market cap 7.60%
Theoretical Best
Healthcare Medical
$1.05M
$922.8K – $1.23M
NOI $73,823 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines office, warehouse, and residential space with secured yard access and dual street frontage.
Where is this mixed-use property located?
The property is located at 901 S Williams Road S 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: 6,125‑square‑foot mixed‑use building on 0.9525 acres; Two‑story layout with office, warehouse, garage, and 2 residential units; High‑clearance warehouse with 2 roll‑up doors and covered drive‑through bay
