Corner Flex Building with
For Sale
$365,000
925 77 SUNSHINE STRIP, Harlingen, TX 78550
The building combines retail frontage with offices and rear warehouse space.
Property Size2,200 SF
Price / SF$165.91
Days on Market31
Property Features for 925 77 SUNSHINE STRIP
General Information
Standard status
Active
Size
2,200 SF
Property subtype
General Commercial
Site & Location
Corner Location
Yes
Road Access
Yes
Additional Details
Drive-In Doors
1
Amenities
electric hurricane shutters
rear overhead door
canopy over front entrance
3
Building Details
Year Built
1995
Buildings
1
Stories
1
Construction
stucco
Listing Agency:
MARCUS PHIPPS REAL ESTATE, LLC
(956) 793-9993
Listed By:
PAULINE ZUROVEC · License #568880
(956) 793-9993
Source:
Xome
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 23 at 12:50PM
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 MARCUS PHIPPS REAL ESTATE, LLC
Investment Insights
Based on property information with market context.
This 2,200-square-foot flex building presents a retail-oriented front portion with offices and warehouse space positioned toward the rear. The exterior features a stucco finish, glass storefront, and a canopy over the primary entrance. Electric hurricane shutters cover the front entrance, while a rear overhead door measuring 7' x 12' wide provides delivery access. Constructed in 1981, the property is zoned General Retail.
The building occupies a corner location along S. 77 Sunshine Strip, identified as a major retail thoroughfare with nearby restaurants and banks. Established residential development is situated behind the property, adding surrounding neighborhood context to the commercial setting. The layout and existing features accommodate a range of storefront, office, and service-oriented configurations without relying on a single prior use.
The building occupies a corner location along S. 77 Sunshine Strip, identified as a major retail thoroughfare with nearby restaurants and banks. Established residential development is situated behind the property, adding surrounding neighborhood context to the commercial setting. The layout and existing features accommodate a range of storefront, office, and service-oriented configurations without relying on a single prior use.
Key Highlights
- 2,200 SF flex building with retail, office, and rear warehouse areas
- General Retail zoning
- Corner location on S. 77 Sunshine Strip
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
$20,934
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
5.74%
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%
$418,680
$418.7K
Cap Rate 7%
$299,057
$299.1K
Cap Rate 9%
$232,600
$232.6K
Market Conditions
NOI Build-Up for 2,200 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
$31.7K $14.40/SF
− Vacancy
−$1.8K −$0.81/SF
EGI
$29.9K $13.59/SF
− OpEx
−$9.0K −$4.08/SF
NOI
$20.9K $9.52/SF
Area
Cameron County, TX
Vacancy
5.60%
Lease Rate
$14.40 /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%
$418,680
Cap Rate 7%
$299,057
Cap Rate 9%
$232,600
Alternative Uses
Best Use
Retail
$299.1K
$261.7K – $348.9K
NOI $20,934 @ 7.0% cap · market cap 5.74%
Second Best
Office B
$288.5K
$252.5K – $336.6K
NOI $20,196 @ 7.0% cap · market cap 5.53%
Theoretical Best
Healthcare Medical
$378.8K
$331.5K – $441.9K
NOI $26,516 @ 7.0% cap · market cap 7.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,098
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78550, TX
56,038
Population
22,347
Households
2.5
Avg Household Size
35
Median Age
22%
College-Educated
77%
High-School Grad
94.2 sq mi
ZIP Area
595
Density / Sq Mi
$51,524
Median Household Income
$32,065
Median Earnings
$863
Median Rent
$120,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - The building combines retail frontage with offices and rear warehouse space.
Where is this flex space located?
The property is located at 925 77 SUNSHINE STRIP Harlingen, TX.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 2,200 SF flex building with retail, office, and rear warehouse areas; General Retail zoning; Corner location on S. 77 Sunshine Strip
