Refrigerated Warehouse and Processing
For Sale
$7,800,000
9010 S Cage Blvd, Pharr, TX 78577
Refrigerated warehouse facility on 9.35 acres, with additional surrounding land available to support expansion.
Property Size44,870 SF
Lot Size9.35 Acres
Price / SF$173.84
Days on Market381
Property Features for 9010 S Cage Blvd
General Information
Standard status
Active
Size
44,870 SF
Lot size
9.35 Acres
Taxes and HOA fees
Annual Taxes
$76,745
Listing Agency:
NAI STX
(956) 994-8900
Listed By:
Michael J. Blum
(956) 451-5596
Source:
Exprealty
Added: Jul 31, 2025
Changed: Aug 14
Last Checked: Aug 14 at 10:32AM
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 NAI STX
Investment Insights
Based on property information with market context.
This refrigerated warehouse property includes an existing facility described as the London Fruit operation, with space now available for a new operator requiring refrigerated warehouse storage and processing space. In addition to the existing building, the surrounding land is available for purchase, allowing flexibility for expansion and potential consolidation of operations.
The property is located at 9010 S Cage Blvd in Pharr, TX, and is presented for sale.
Overall, the site combines refrigerated warehouse and processing space with included acreage, providing an ownership option for businesses looking to scale on-site.
The property is located at 9010 S Cage Blvd in Pharr, TX, and is presented for sale.
Overall, the site combines refrigerated warehouse and processing space with included acreage, providing an ownership option for businesses looking to scale on-site.
Key Highlights
- Refrigerated warehouse facility on 9.35 acres
- Includes refrigerated warehouse and processing space
- London Fruit facility: space available for a new operator
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
$286,710
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
3.68%
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%
$5,734,200
$5.7M
Cap Rate 7%
$4,095,857
$4.1M
Cap Rate 9%
$3,185,667
$3.2M
Market Conditions
NOI Build-Up for 44,870 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
$360.8K $8.04/SF
− Vacancy
−$23.4K −$0.52/SF
EGI
$337.3K $7.52/SF
− OpEx
−$50.6K −$1.13/SF
NOI
$286.7K $6.39/SF
Area
Hidalgo County, TX
Vacancy
6.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$5,734,200
Cap Rate 7%
$4,095,857
Cap Rate 9%
$3,185,667
Alternative Uses
Best Use
Warehouse
$4.10M
$3.58M – $4.78M
NOI $286,710 @ 7.0% cap · market cap 3.68%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$33.80M
$29.57M – $39.43M
NOI $2,365,771 @ 7.0% cap · market cap 30.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 78577, TX
79,937
Population
26,568
Households
3
Avg Household Size
30
Median Age
18%
College-Educated
70%
High-School Grad
26.0 sq mi
ZIP Area
3,075
Density / Sq Mi
$49,768
Median Household Income
$28,186
Median Earnings
$988
Median Rent
$111,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - Refrigerated warehouse facility on 9.35 acres, with additional surrounding land available to support expansion.
Where is this refrigerated & cold storage located?
The property is located at 9010 S Cage Blvd Pharr, TX.
What is the asking price?
The asking price for this property is $7,800,000.
What are key features of this property?
This property features: Refrigerated warehouse facility on 9.35 acres; Includes refrigerated warehouse and processing space; London Fruit facility: space available for a new operator
