Mixed-Use Property with
New
For Sale
$495,000
9345 Hwy 281, Brownsville, TX 78520
Commercial warehouse and brick veneer residence connected by a long paved drive, supporting combined business and residential use.
Property Size1,554 SF
Price / SF$318.53
Days on Market5
Property Features for 9345 Hwy 281
General Information
Standard status
Active
Size
1,554 SF
Additional Details
Drive-In Doors
4
Building Details
Year Built
2015
Construction
Metal
Listing Agency:
RCR Real Connect Realty
Listed By:
Eugene Tapia
Source:
Accessrealtyrgv
Added: Sep 5
Changed: Sep 8
Last Checked: Sep 8 at 9:58AM
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 RCR Real Connect Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines a commercial metal warehouse with a brick veneer residence on the same lot. The commercial portion includes four high-entry garage doors, a client-facing lobby, one office, and three restrooms. The building previously operated as a recreational vehicle workshop and repair facility.
A long paved road extends from the commercial area to the residence, which offers 1,554 living square feet, three bedrooms, two bathrooms, and a one-car garage. Built in 2015, the property supports a live-work configuration with distinct business and residential areas. The trailer shown with the property does not convey with the sale.
A long paved road extends from the commercial area to the residence, which offers 1,554 living square feet, three bedrooms, two bathrooms, and a one-car garage. Built in 2015, the property supports a live-work configuration with distinct business and residential areas. The trailer shown with the property does not convey with the sale.
Key Highlights
- Metal warehouse with 4 high‑entry garage doors
- Commercial area includes a client lobby, office, and 3 restrooms
- Previously used as a recreational vehicle workshop and repair facility
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
$15,734
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
3.18%
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%
$314,680
$314.7K
Cap Rate 7%
$224,771
$224.8K
Cap Rate 9%
$174,822
$174.8K
Market Conditions
NOI Build-Up for 1,554 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
$28.0K $18.00/SF
− Vacancy
−$2.8K −$1.80/SF
EGI
$25.2K $16.20/SF
− OpEx
−$9.4K −$6.07/SF
NOI
$15.7K $10.13/SF
Area
Brownsville, 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%
$314,680
Cap Rate 7%
$224,771
Cap Rate 9%
$174,822
Alternative Uses
Best Use
Mixed Use
$224.8K
$196.7K – $262.2K
NOI $15,734 @ 7.0% cap · market cap 3.18%
Second Best
Office B
$203.8K
$178.3K – $237.8K
NOI $14,266 @ 7.0% cap · market cap 2.88%
Theoretical Best
Healthcare Medical
$267.6K
$234.1K – $312.2K
NOI $18,730 @ 7.0% cap · market cap 3.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Drive-in doors
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
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
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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 - Commercial warehouse and brick veneer residence connected by a long paved drive, supporting combined business and residential use.
Where is this mixed-use property located?
The property is located at 9345 Hwy 281 Brownsville, TX.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Metal warehouse with 4 high‑entry garage doors; Commercial area includes a client lobby, office, and 3 restrooms; Previously used as a recreational vehicle workshop and repair facility
