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Property profile & analytics
FOR LEASE
Grocery and convenience stores
1603 W University Dr Edinburg, TX 78539
Entity Owned
8-yr Hold
Free & Clear
Property ID
US82-4728057
For Lease
$695,000
1603 W University Dr, Edinburg, TX 78539
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2005
Total area
10,400 SF
Lot
1.09 ac (47,572 SF)
Zoning code
QCB
APN
W3600-00-000-0001-00
UPID
US82-4728057
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$856k
Blend (final)
Blend
$695k
Owner & transaction history
7-eleven INC · 8 yrs held
7-eleven INC
since 2018
7 recorded transactions
Zoning & alternative use
QCB · Edinburg, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+41.0%
Commercial (general)
$1.0M
+28.4%
Office building
$1.0M
+25.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Edinburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edinburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$805,000
Current use
RESTAURANT
$1,130,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,030,000
Change: +28% · Conversion: Easy
OFFICE BUILDING
$1,005,000
Change: +25% · Conversion: Moderate
MEDICAL BUILDING
$960,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$715,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$695k
Range $626k – $765k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$67 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$36,567
Tax year 2022
Assessed value
$1,404,255
Assessed 2023
Previous assessed
$1,404,255
+0.0% YoY
Effective rate
2.60%
On assessed value
Assessed land
$832,493
Assessed improvement
$571,762
Land market value
$832,493
Improvement market value
$571,762
Total market value
$1,404,255
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
For Lease
Year built
2005
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
10,400 SF
Lot
1.09 ac (47,572 SF)
Zoning code
QCB
APN
W3600-00-000-0001-00
UPID
US82-4728057
Jurisdiction
HIDALGO
Zoning & alternative use
QCB · Edinburg, TX
Zoning QCB · permitted uses
QCB · Edinburg, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Edinburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$805,000
RESTAURANT
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$960,000
WAREHOUSE, STORAGE
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
7-eleven INC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 711, DALLAS, TX 75221-0711
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2018
—
7-eleven INC
Stripes LLC
Grant Deed
—
Mar 15, 2016
—
Stripes LLC
Susser Petroleum Prop Co LLC
Grant Deed
—
Aug 12, 2015
—
Susser Petroleum Prop Co LLC
Aziz Convenience Stores LLC
Grant Deed
related
—
Aug 11, 2015
—
Susser Petroleum Prop Co LLC
Aziz Convenience Stores LLC
Grant Deed
related
—
Jan 12, 2012
—
Aziz Convenience Stores LLC
—
Deed Of Trust
related
$8,330,198 · First National Bank
Dec 29, 2010
—
Aziz Convenience Stores LLC
—
Deed Of Trust
related
$8,386,458 · First National Bank
Oct 1, 2009
—
Aziz Convenience Stores LLC
—
Deed Of Trust
related
$8,485,060 · First National Bank
Aug 17, 2005
—
Aziz Convenience Stores LLC
Alfaro,ruben JR
Warranty Deed
$3,750,000 · First National Bank
Jun 2, 2005
—
Bodh R Gill
Express C Store
Grant Deed
related
—
—
—
Aziz Convenience Stores LLC
—
Deed Of Trust
related
$3,750,000 · First National Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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