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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Retail space
4300 10th St Mcallen, TX 78504-3049
Individually Owned
~
Est. High Equity
Property ID
US82-2523364
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Total area
24,440 SF
Lot
1.2 ac (52,268 SF)
Zoning code
VCB
APN
V3920-00-000-0001-00
UPID
US82-2523364
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
Current use
Occupant on record · Public records
-
Sylvia's & Uniques Clothing & Fashion Store
-
Carats Jewels - Living - Gifts (Bike/Boat/Book/etc) Store
-
Oh Kay's (Bike/Boat/Book/etc) Store
-
Los Encinos Ranch Ranch
-
Elan Medical Aesthetics Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$895k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$1.21M
Owner & transaction history
Paul E Johnson
Paul E Johnson
1 recorded transaction
Zoning & alternative use
VCB · Mcallen, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
revised UDC
Top alternative use upside
Commercial (general)
$1.9M
+1.7%
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 Mcallen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mcallen 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
$895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,905,000
Current use
COMMERCIAL (GENERAL)
$1,935,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$1,545,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±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
$49 / 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
$44,004
Tax year 2022
Assessed value
$2,200,201
Assessed 2023
Previous assessed
$2,200,201
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$940,853
Assessed improvement
$1,259,348
Land market value
$940,853
Improvement market value
$1,259,348
Total market value
$2,200,201
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
24,440 SF
Lot
1.2 ac (52,268 SF)
Zoning code
VCB
APN
V3920-00-000-0001-00
UPID
US82-2523364
Jurisdiction
HIDALGO
Zoning & alternative use
VCB · Mcallen, TXZoning VCB · permitted uses
VCB · Mcallen, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
revised UDC
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.5M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1991
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Paul E Johnson
Individual
Mailing address
4300 N 10TH ST STE B, MCALLEN, TX 78504-3050
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Paul E Johnson
—
Deed Of Trust
related
$350,000 · International Bank Of Commerce
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.
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