C-2 Live-Work
For Sale
$155,000
990 N Dick Dowling St., San Benito, TX 78586
Updated commercial property with residential-style rooms, two lots, and room for parking or future expansion.
Property Size1,040 SF
Price / SF$149.04
Days on Market130
Property Features for 990 N Dick Dowling St.
General Information
Standard status
Active
Size
1,040 SF
Building Details
Year Built
1946
Listing Agency:
V.I.P. REALTY
(956) 399-7777
Listed By:
VELMA DE LOS SANTOS · License #36_106
Source:
Accessrealtyrgv
Added: Apr 24
Changed: Aug 30
Last Checked: Aug 25 at 3:53AM
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 V.I.P. REALTY
Investment Insights
Based on property information with market context.
This 1,040-square-foot live-work property was built in 1946 and has been updated. Originally constructed as a residence, the building includes three bedrooms and two bathrooms, providing a room-based layout that may accommodate office or live-work use. The property is zoned C-2 Commercial General Retail and fronts a city road.
The offering includes two lots, providing additional site area for parking or expansion. The existing building and commercial zoning support consideration of both business occupancy and combined live-work use, subject to applicable requirements.
The offering includes two lots, providing additional site area for parking or expansion. The existing building and commercial zoning support consideration of both business occupancy and combined live-work use, subject to applicable requirements.
Key Highlights
- 1,040‑square‑foot building built in 1946
- Originally configured as a 3‑bedroom, 2‑bath residence
- C‑2 Commercial General Retail zoning
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
$10,530
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
6.79%
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%
$210,600
$210.6K
Cap Rate 7%
$150,429
$150.4K
Cap Rate 9%
$117,000
$117.0K
Market Conditions
NOI Build-Up for 1,040 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
$18.7K $18.00/SF
− Vacancy
−$1.9K −$1.80/SF
EGI
$16.8K $16.20/SF
− OpEx
−$6.3K −$6.07/SF
NOI
$10.5K $10.13/SF
Area
Cameron County, 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%
$210,600
Cap Rate 7%
$150,429
Cap Rate 9%
$117,000
Alternative Uses
Best Use
Mixed Use
$150.4K
$131.6K – $175.5K
NOI $10,530 @ 7.0% cap · market cap 6.79%
Second Best
Office B
$136.4K
$119.3K – $159.1K
NOI $9,547 @ 7.0% cap · market cap 6.16%
Theoretical Best
Healthcare Medical
$179.1K
$156.7K – $208.9K
NOI $12,535 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
448
Businesses Nearby
Explore this area
Business Placement
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
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?
Live-work space - Updated commercial property with residential-style rooms, two lots, and room for parking or future expansion.
Where is this live-work space located?
The property is located at 990 N Dick Dowling St. San Benito, TX.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: 1,040‑square‑foot building built in 1946; Originally configured as a 3‑bedroom, 2‑bath residence; C‑2 Commercial General Retail zoning
