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    9901 S Keystone Dr Pharr, TX 78577

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    39,390 SF cold storage facility near Pharr-Reynosa International Bridge.

    Type:Industrial - Cold Storage
    Property size:
    39,390 SF
    Added:
    Nov 21, 2025
    Days on Market:
    138
    Last Refresh:
    Apr 5 at 8:57 pm

    Property Features for 9901 S Keystone Dr

    General Information

    Standard status
    Active
    Size
    39,390 SF
    Property subtype
    Industrial - Cold Storage

    Building Details

    Year Built
    2014

    We can help!

    Listing Contact
    Jonathan Cuticelli

    Listing agent Jonathan Cuticelli

    Listing office

    Listing date Nov 21, 2025

    Source Hilcorealestatesales

    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 Jonathan Cuticelli

    Overview

    Pharr Cold Storage Facility

    This 39,390 square foot concrete tilt-up cold storage facility includes 5,306 square feet of office space and 34,084 square feet of warehouse space. The property is equipped with technologies designed to maximize efficiency and quality. It features nine multi-temperature rooms, 16 dock-high doors, 30-foot ceilings, and one dry ramp, along with an ethylene and humidification control system. The facility has 1,554 rack pallet positions and a surveillance system with over 60 cameras. The property is PrimusGFS Certified, securing food safety procedures by FDA & USDA and is also USDA Organic Certified. Located approximately two miles from the Pharr-Reynosa International Bridge, the property benefits from its proximity to a major trade hub on the Texas-Mexico border. The City of Pharr has begun a $44 million expansion project to double the bridge’s capacity and increase dry dock capabilities. In August 2024, the port facilitated $3.98 billion in imports and exports, with fresh produce like avocados, dates, pineapples, and berries being the top import at $231.02 million.
    Location Intelligence

    Current Use by Public Records

    Warehouses

    Similar Places Nearby

    • Hwy Storage - South Pharr — 2802 S Cage Blvd, Pharr, TX 78577
    • ​Preferred Storage Unit — 3402 S Cage Blvd, Pharr, TX 78577

    Map

    City
    Pharr
    County
    Hidalgo
    State
    Texas
    Longitude
    -98.1914
    Latitude
    26.1569

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    FAQs

    What type of property is this?
    Warehouse - 39,390 SF cold storage facility near Pharr-Reynosa International Bridge.
    Where is this warehouse located?
    The property is located at 9901 S Keystone Dr Pharr, TX.
    What are key features of this property?
    This property features: Located 2 miles from the Pharr‑Reynosa International Bridge, a major trade hub.; **39,390± SF concrete tilt‑up cold storage facility** with office and warehouse space.; Equipped with **Ethylene & humidification control system (NASA‑developed Airocide technology).**
    (847) 305-4256
    We can help!
    Listing Contact
    Jonathan Cuticelli
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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