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    21469 Us-77 Frontage Rd Harlingen, TX 78535
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    21469 Us-77 Frontage Rd Harlingen, TX 78535

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    • Land
    • 1.25 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 21469 Us-77 Frontage Rd

    Lot size
    1.25 lot acres
    Property type
    Land

    Description

    This 1.25-acre commercial land parcel in Combes, Texas, boasts prime frontage on I-69E and FM 508 (Templeton Rd), offering exceptional visibility to 48,000 vehicles daily. Located in the rapidly growing Cameron County, this property is part of a six-lot development with sizes ranging from 0.50 to 1.61 acres. Its strategic location provides easy access to Valley International Airport (over 908,910 visitors in 2022), South Padre Island, and SpaceX, capitalizing on the area's booming tourism and industrial growth. The site is zoned for General Commercial use and features utilities on-site. This represents a unique investment opportunity in a high-traffic area experiencing significant expansion. The property's location at the gateway to Cameron County ensures high visibility and accessibility for any commercial enterprise. This is an ideal location for businesses seeking to benefit from the area's robust growth and proximity to key destinations. The property is ready for development and offers a significant opportunity for businesses looking to establish a presence in a thriving market. This is a rare chance to secure prime real estate in one of the fastest-growing areas of the Rio Grande Valley.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Harlingen
    County
    Cameron
    State
    Texas
    Longitude
    -97.7262
    Latitude
    26.2467

    Comparable in this City

    • Value Estimation by Request

      I69e & Fm 508

      Land
      I69e & Fm 508, Harlingen, TX 78535
      View Details
    • Value Estimation by Request
      72.00 Acres

      21381 Us Hwy 77 Hwy

      Land • 72.00 Acres
      21381 Us Hwy 77 Hwy, Harlingen, TX 78535
      View Details
    • Value Estimation by Request
      720 SF

      Fm 508

      COMMERCIAL (GENERAL) • 720 SF
      Fm 508, Combes, TX 78535
      View Details
    • Value Estimation by Request
      3,720 SF

      Templeton Ave At Dishman Ave

      COMMERCIAL (GENERAL) • 3,720 SF
      Templeton Ave At Dishman Ave, Combes, TX 78535
      View Details
    • Value Estimation by Request
      504 SF

      2nd Sid Jones Rd

      COMMERCIAL (GENERAL) • 504 SF
      2nd Sid Jones Rd, Combes, TX 78535
      View Details
    • Value Estimation by Request
      8,000 SF

      Expy 77

      COMMERCIAL (GENERAL) • 8,000 SF
      Expy 77, Combes, TX 78535
      View Details

    Similar Nearby for Sale

    • $129,900
      0.59 Acres

      Commercial Land in Combes, TX

      Located off Expressway 77, great potential for commercial business.
      77 Expy N, Combes, TX 78535
      View Details
    • $4,600,000
      72.00 Acres

      72 Acres in Combes, TX

      72-acre tract with high visibility and convenient access.
      21381 N Us Hwy 77, Combes, TX 78535
      View Details
    • $69,880
      0.42 Acres

      Residential Lot in Combes, TX

      Almost half-acre residential lot ready for new home.
      Forrest Ln, Combes, TX 78535
      View Details
    • $72,960
      Pending

      Residential Lot in Combes, TX

      Residential lot with utilities ready for new home construction.
      17987 Forrest Ln, Combes, TX 78535
      View Details
    • $550,000
      3,200 SF

      Combes Warehouse Near Highway

      3,200 sq ft warehouse on 0.52 acres near I-69E/US-77.
      20544 Us 77 Expy, Combes, TX 78535
      View Details
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    Harlingen, TX 78535
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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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