REALTOR® · TREC #643769
Ricardo Salazar
RCR Real Connect Realty
- Español
- English
Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)
Investor sheet · MLS# 29780723 · https://ricosalazar.com/properties/109-fm-509-harlingen-tx-78550-29780723
Commercial
109 Fm 509 #Unit 1, Harlingen, TX 78550
$1,300,000
- ft²
- 14,400
- acres
- 2.4
MLS# 29780723 · Listed by Cynthia Hopkins, CHRE Cindy Hopkins Real Estate · Tel. 956-778-3255
- TypeCommercial
- Year built2003
- Lot2.4 acres
- Price / ft²$90
- Gateway International Bridge≈ 35 min approx.
Description
109 Farm to Market 509 offers an industrial investment opportunity designed for operational flexibility and long-term value. This property presents a practical platform for a wide range of industrial users, with space well suited for warehousing, distribution, light manufacturing, or owner-occupant use. Its industrial zoning and adaptable configuration provide investors with multiple exit strategies and strong utility for future tenant demand. Whether you are seeking a functional asset to stabilize and hold or a property with repositioning potential, this listing delivers a compelling foundation for industrial ownership and performance. 14,400 sf Warehouse with dock and canopy.built in 2003. Clear Height of 18' with 1,080 sf office and 13,320 sf warehouse. Mountain Glacier's tenancy began in 2014 and has continued steadily for more than 12 years on a long-term NN lease with 2% annual increases.
Property Details
- Type
- Commercial · Commercial
- Status
- For sale
- MLS#
- 29780723
- Price
- $1,300,000
- Price per ft²
- $90
- Building area
- 14,400 ft²
- Lot size
- 2.4 acres
- Year built
- 2003
- Subdivision
- Harlingen Industrial Park No. 3
- City
- Harlingen
- County
- Cameron
- Days on market
- 1
- Listed
- Nov 3, 2026
- Last updated
- Nov 3, 2026, 2:03 PM CT
Key Figures
Price per ft²
$90
Source: MLS listing
Days on market
1
Source: MLS listing
- Est. fixed costs per month
- $3,467/mo Est.
- Cash to close with 25% down
- $364,000 Est.
General information only, not legal, tax or financial advice. Ricardo Salazar is a licensed real estate agent, not an attorney, CPA or lender. Consult qualified professionals in the U.S. and Mexico.
Estimates Only
Investment Calculator
How we calculate the cap rate, and how accurate it is
Cap rate = NOI ÷ price. NOI is the rent you would collect in a year, after vacancy, minus the costs of running the property. The loan is left out, so the cap rate measures the property as if you paid cash.
- Gross rent, 12 months Not provided
- —
- Gross yield: rent ÷ price, before costs
- —
- minus Vacancy (8% of gross rent) Assumption
- —
- equals Rent collected
- —
- minus Property tax Estimate
- $28,600
- minus Insurance Estimate
- $13,000
- minus HOA dues, 12 months Not provided
- $0
- minus Maintenance (5% of rent collected) Assumption
- —
- minus Management (8% of rent collected) Assumption
- —
- equals Net operating income (NOI)
- —
- divided by Price MLS listing
- $1,300,000
- equals Cap rate
- —
Amounts are rounded to the dollar; the cap rate uses the exact figures.
Accuracy
It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:
- From the MLS listing:
- From a rent comparable:
- Your figures:
- Our estimates and assumptions:
- Not provided, counted as $0:
- Missing: the monthly rent. Enter it to get a cap rate.
- MLS figures are what the listing reports. We have not verified them.
- The tax on a listing is the seller’s last bill, and it can be lower than what you will pay: a homestead exemption, the 10% cap on homestead appraisals and an over-65 or disability tax ceiling do not carry over to an investor.
- Listings in this MLS do not include property tax, so unless you enter your own figure we use 2.2% of the price a year. Look up the property’s value and taxing units at the Cameron Appraisal District (opens in a new tab); a rental does not get the homestead exemption.
- If a listing advertises its own cap rate, it may leave out vacancy, management or other costs, which makes it look higher.
- To confirm it, ask for the current lease or rent roll, last year’s tax bill (Cameron County Tax Assessor-Collector) and your own insurance quote from a Texas-licensed agent; coastal wind and flood coverage can cost much more. For a specific property, Ricardo can ask the listing agent for the lease, the tax bill and what the seller pays for insurance.
What It Leaves Out
- The mortgage. Your loan shows up in cash flow and cash-on-cash, not in the cap rate.
- Big repairs and replacements (roof, A/C, appliances) and savings set aside for them.
- Utilities, lawn care or pest control, if the owner pays them.
- Closing costs, leasing fees, income taxes in the U.S. or Mexico, and depreciation.
Location and Drive Times
109 Fm 509 #Unit 1, Harlingen, TX 78550 Open in Google Maps (opens in a new tab)
- Gateway International Bridge≈ 35 min approx.
- Port of Brownsville≈ 35 min approx.
- UTRGV Brownsville campus≈ 35 min approx.
- B&M International Bridge≈ 35 min approx.
- Veterans International Bridge at Los Tomates≈ 35 min approx.
- South Padre Island (Queen Isabella Causeway)≈ 40 min approx.
- SpaceX Starbase launch site, Boca Chica≈ 55 min approx.
Approximate car times computed from the map: city pace for the first 10 km, highway pace after that, and trips that would cross the ship channel go around it by the Port. They do not include traffic, bridge waits or launch-day road closures.
Schematic
Approximate positions; not a navigation map.
- Area (opens its page)
- International bridge
- Main highway
- Ship channel
Gateway Bridge to South Padre Island: ≈ 37 km (23 mi) in a straight line.
Base map data © OpenStreetMap
Financing for Foreign Buyers
Ricardo is not a lender. Ask him which loan types exist for foreign buyers and which documents lenders usually request.
Ask About This Property
- Phone / WhatsApp
- +1 (956) 592-5052
- rico.salazar20@gmail.com
- Website
- https://ricosalazar.com/
Message Received
Ricardo has your message and will reply through the channel you chose.
Open WhatsApp nowCommercial
Similar Properties
-
NewCommercial
1306 S F St
Harlingen, TX 78550
- 6,912 ft²
- 0.5 acres
≈ 35 min · Gateway International Bridge
$595,000
$86/ft²
MLS# 29780728 · Listed by Michelle De Hoyos, ROCKING K REALTY & AUCTIONS · Tel. 956-425-0500
NewCommercial
2635 S Sunshine Strip
Harlingen, TX 78550
- 1.38 acres
≈ 30 min · Gateway International Bridge
$1,200,000
MLS# 29780643 · Listed by Juan De La Garza, BAHNMAN REALTY · Tel. 956-423-3488
NewCommercial
705 E Tyler Ave.
Harlingen, TX 78550
- 1,312 ft²
- 0.16 acres
≈ 35 min · Gateway International Bridge
$325,000
$248/ft²
MLS# 29780619 · Listed by Zintiha Loya, KELLER WILLIAMS LRGV · Tel. 956-423-8877
NewCommercial
1901 Bell St.
Harlingen, TX 78550
- 4,204 ft²
- 0.45 acres
≈ 35 min · Gateway International Bridge
$520,000
$124/ft²
MLS# 29780612 · Listed by Frank Strubhart, STRUBHART REAL ESTATE, LLC · 956-230-1228, [email protected]
Commercial
501 S 77 Sunshine Strip
Harlingen, TX 78550
- 2,201 ft²
- 0.51 acres
≈ 35 min · Gateway International Bridge
$579,000
$263/ft²
MLS# 29780552 · Listed by Zintiha Loya, KELLER WILLIAMS LRGV · Tel. 956-423-8877
Commercial
2119 Haine Dr.
Harlingen, TX 78550
- 1,496 ft²
- 0.19 acres
≈ 35 min · Gateway International Bridge
$279,000
$186/ft²
MLS# 29780546 · Listed by Frank Strubhart, STRUBHART REAL ESTATE, LLC · 956-230-1228, [email protected]
Listing office: CHRE Cindy Hopkins Real Estate
Listing agent: Cynthia Hopkins
Office contact: 956-778-3255
MLS# 29780723 · Last updated
Contact
Get a Second Opinion
Ricardo can review the numbers, the area and the next steps with you, in Spanish or English.