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2609 Mid Valley Drive, Weslaco, TX 78599
40x60 building suitable for automotive, retail, warehouse, or office.
Property Size3,280 SF
Price / SF$121.95
Days on Market998
Property Features for 2609 Mid Valley Drive
General Information
Standard status
Active
Size
3,280 SF
Property subtype
Retail, Land
Zoning
I
Building Details
Year Built
2018
Listing Agency:
Medina Real Estate
(956) 968-8900
Listed By:
Jose Luis Garcia · License #TREC # 0519734-B
Source:
Crexi
Added: Nov 15, 2023
Changed: Aug 8
Last Checked: May 13 at 8:22PM
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 Medina Real Estate
Investment Insights
Based on property information with market context.
This commercial property features a 40x60 building previously used as an automotive suspension and audio accessories shop. The property includes an 880 square foot retail and office space, with an additional 880 square foot second floor suitable for storage or conversion into more retail or office space. The shop area has large roll-up doors for access. There are eight parking spaces and a four-car capacity carport. The property is positioned for diverse business ventures, including automotive services, distribution, warehouse, retail, or office use.
Key Highlights
- Versatile commercial property suited for various uses: automotive, distribution, warehouse, retail, or office.
- Functional 880 SQ FT retail and office space with an additional 880 SQ FT second floor.
- Shop area features large roll‑up doors for easy access.
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
$20,959
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
5.24%
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%
$419,180
$419.2K
Cap Rate 7%
$299,414
$299.4K
Cap Rate 9%
$232,878
$232.9K
Market Conditions
NOI Build-Up for 3,280 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
$26.4K $8.04/SF
− Vacancy
−$1.7K −$0.52/SF
EGI
$24.7K $7.52/SF
− OpEx
−$3.7K −$1.13/SF
NOI
$21.0K $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%
$419,180
Cap Rate 7%
$299,414
Cap Rate 9%
$232,878
Alternative Uses
Best Use
Office B
$783.8K
$685.8K – $914.4K
NOI $54,865 @ 7.0% cap · market cap 13.72%
Second Best
Retail
$632.7K
$553.6K – $738.1K
NOI $44,287 @ 7.0% cap · market cap 11.07%
Theoretical Best
Hotel Hospitality
$2.47M
$2.16M – $2.88M
NOI $172,938 @ 7.0% cap · market cap 43.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
984
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78599, TX
32,500
Population
9,945
Households
3.3
Avg Household Size
29
Median Age
16%
College-Educated
67%
High-School Grad
26.5 sq mi
ZIP Area
1,226
Density / Sq Mi
$55,939
Median Household Income
$27,841
Median Earnings
$954
Median Rent
$113,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - 40x60 building suitable for automotive, retail, warehouse, or office.
Where is this auto shop located?
The property is located at 2609 Mid Valley Drive Weslaco, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Versatile commercial property suited for various uses: automotive, distribution, warehouse, retail, or office.; Functional 880 SQ FT retail and office space with an additional 880 SQ FT second floor.; Shop area features large roll‑up doors for easy access.
