Building Details

Year built 2016

Listing Agency: Engel & Volkers Playa Del Carmen · Engel & Völkers p***@engelvoelkers.com Show Phone

Listed By: Ines Gehrcken

Added: Sep 22 Changed: Sep 23 Last Checked: Sep 23 at 9:06PM

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MLS# AM-5064645

Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 6,028-square-foot mixed-use property, built in 2016, includes ten independent rooms, each with a private bathroom, air conditioning, and internet connection. A central courtyard organizes the building and provides a garden, swimming pool, and shaded seating areas. The improvements also include a restaurant area with kitchen and dining space, supported by existing permits.

The property is located on a quiet side street in Downtown Playa del Carmen, within walking distance of Fifth Avenue and the area's beaches. Restaurants, shops, and cultural attractions are also nearby. The restaurant area can remain in its current use or be adapted as a private or shared kitchen, communal space, or multipurpose area. The existing layout also supports potential residential, co-living, vacation rental, wellness, or private-residence concepts.

Key Highlights

• 6,028‑square‑foot mixed‑use property built in 2016
• Ten independent rooms, each with a private bathroom, air conditioning, and internet connection
• Central courtyard with garden, swimming pool, and shaded seating areas

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

$77,784

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

7.07%

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%

$1,555,680 $1.6M

Cap Rate 7%

$1,111,200 $1.1M

Cap Rate 9%

$864,267 $864.3K

Market Conditions

NOI Build-Up for 6,028 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

$112.1K $18.60/SF

− Vacancy

−$8.4K −$1.40/SF

EGI

$103.7K $17.21/SF

− OpEx

−$25.9K −$4.30/SF

NOI

$77.8K $12.90/SF

Area

Beaumont, TX

Vacancy

7.50%

Lease Rate

$18.60 /SF/Yr

Expense Ratio

25.00%

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%

$1,555,680

Cap Rate 7%

$1,111,200

Cap Rate 9%

$864,267

Alternative Uses

Best Use

Specialty Retail

$1.11M

$972.3K – $1.30M (±1% cap)

NOI $77,784 @ 7.0% cap · market cap 7.07%

Second Best

Mixed Use

$994.6K

$870.3K – $1.16M (±1% cap)

NOI $69,623 @ 7.0% cap · market cap 6.33%

Theoretical Best

Office A

$1.42M

$1.25M – $1.66M (±1% cap)

NOI $99,650 @ 7.0% cap · market cap 9.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Hotels

Location Intelligence

Trade Area within ½ mile

1,079

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Retail in the U.S.

6.4% 2019

7.2% 2020

6.5% 2021

5.6% 2022

5.3% 2023

5.3% 2024

5.7% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Flexible property with private guest rooms, shared outdoor amenities, and an equipped restaurant area.

Where is this mixed-use property located?

The property is located at Building in Downtown Playa del Carmen for sale Beaumont.

What is the asking price?

The asking price for this property is $1,100,000.

What are key features of this property?

This property features: 6,028‑square‑foot mixed‑use property built in 2016; Ten independent rooms, each with a private bathroom, air conditioning, and internet connection; Central courtyard with garden, swimming pool, and shaded seating areas