Restaurant with Paver
For Sale
$800,000
902 ADAMS, Brownsville, TX 78520
Restaurant with paver courtyard and new plumbing, electrical, and HVAC plus original detached kitchen and cistern.
Property Size3,200 SF
Price / SF$250
Days on Market37
Property Features for 902 ADAMS
General Information
Standard status
Active
Size
3,200 SF
Property subtype
General Commercial
Restaurant
Commercial Hood
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Utilities to Site
Yes
Amenities
courtyard
3
Building Details
Year Built
1891
Stories
1
Listing Agency:
Balli Realty Group
(956) 343-9575
Listed By:
Fernando Balli
(956) 343-9575
Source:
Xome
Added: Jul 19
Changed: Aug 23
Last Checked: Aug 23 at 9:49AM
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 Balli Realty Group
Investment Insights
Based on property information with market context.
This restaurant property includes a large paver courtyard for entertaining and is described as restaurant ready, including a kitchen hood, equipment, and furniture. Original detached kitchen components and a cistern remain on site, and the property also features new plumbing, electrical, and HVAC.
The property is identified as the Lucio Bouis & Brother Store—el Alamo, with Texas State Marker No. 24289. Built in 1891 and sized at 3,200 SF, it offers a historically grounded setting with updated core building systems.
The existing layout supports immediate restaurant use based on the included kitchen hood, equipment, and furniture, with the courtyard providing an outdoor area for guests.
The property is identified as the Lucio Bouis & Brother Store—el Alamo, with Texas State Marker No. 24289. Built in 1891 and sized at 3,200 SF, it offers a historically grounded setting with updated core building systems.
The existing layout supports immediate restaurant use based on the included kitchen hood, equipment, and furniture, with the courtyard providing an outdoor area for guests.
Key Highlights
- New plumbing, electrical, and HVAC
- Restaurant ready with kitchen hood, equipment, and furniture
- Large paver courtyard for entertaining
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
$32,625
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
4.08%
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%
$652,500
$652.5K
Cap Rate 7%
$466,071
$466.1K
Cap Rate 9%
$362,500
$362.5K
Market Conditions
NOI Build-Up for 3,200 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
$46.1K $14.40/SF
− Vacancy
−$2.6K −$0.81/SF
EGI
$43.5K $13.59/SF
− OpEx
−$10.9K −$3.40/SF
NOI
$32.6K $10.20/SF
Area
Brownsville, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$652,500
Cap Rate 7%
$466,071
Cap Rate 9%
$362,500
Alternative Uses
Best Use
Specialty Retail
$466.1K
$407.8K – $543.8K
NOI $32,625 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$551.0K
$482.1K – $642.8K
NOI $38,569 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
1,470
Businesses Nearby
72k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Apparel 39%
Dining 15%
Ross Dress for Less
Apparel
24,319 visits/mo
0.2 miles
Wells Fargo
Shops & Services
15,000 visits/mo
0.1 miles
Dollar Tree
Shops & Services
10,206 visits/mo
0.1 miles
Wingstop
Dining
5,432 visits/mo
0.4 miles
IBC Bank
Shops & Services
4,325 visits/mo
0.2 miles
Demographics for 78520, TX
64,949
Population
22,543
Households
2.9
Avg Household Size
34
Median Age
23%
College-Educated
69%
High-School Grad
39.7 sq mi
ZIP Area
1,636
Density / Sq Mi
$47,331
Median Household Income
$27,529
Median Earnings
$842
Median Rent
$129,200
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?
Conventional restaurant - Restaurant with paver courtyard and new plumbing, electrical, and HVAC plus original detached kitchen and cistern.
Where is this conventional restaurant located?
The property is located at 902 ADAMS Brownsville, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: New plumbing, electrical, and HVAC; Restaurant ready with kitchen hood, equipment, and furniture; Large paver courtyard for entertaining
