Ricardo Salazar REALTOR® · RCR Real Connect Realty
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Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)

Investor sheet · MLS# 29767438 · https://ricosalazar.com/properties/198-sam-houston-san-benito-tx-78586-29767438

For sale

$1,700,000

198 Sam Houston, San Benito, TX 78586

ft²
22,000
acres
0.52
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29767438 · Listed by Alma Gonzalez, RCR Real Connect Realty · Tel. 956-443-0115

  • TypeCommercial
  • Year built1935
  • Lot0.52 acres
  • Price / ft²$77
  • Gateway International Bridge≈ 30 min approx.
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Description

Historic Downtown San Benito Landmark – Over 22,000 Sq. Ft. of Redevelopment Potential. Step into a piece of San Benito history with this iconic two-story building, formerly home to San Benito Bank & Trust. Situated in the heart of downtown, this commercial property spans over 22,000 square feet and offers an incredible opportunity for redevelopment. The structure has already undergone extensive preparation for its next chapter — completely gutted, asbestos professionally removed, and includes a demolition package ready for your custom buildout. Whether you're envisioning office spaces, retail, loft-style apartments, or a mixed-use concept, the possibilities are vast. This property features three large parking areas, ideal for high-traffic use and future growth. It also includes a Historic Building Assessment, Asbestos Report, and other vital documentation to streamline planning and development. With rich architectural. It's a cornerstone of San Benito's past and future.

Property details

Type
Commercial · Commercial
Status
For sale
MLS#
29767438
Price
$1,700,000
Price per ft²
$77
Building area
22,000 ft²
Lot size
0.52 acres
Year built
1935
Subdivision
Original Townsite
City
San Benito
County
Cameron
Days on market
447
Listed
Aug 7, 2025
Last updated
Aug 13, 2026, 8:58 PM CT

Numbers for investors

Price per ft²

$77

Source: MLS listing

Days on market

447

Source: MLS listing

Est. fixed costs per month
$4,533/mo Est.
Cash to close with 25% down
$476,000 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.

Investment calculator · Estimates

What could it earn?

Purchase

List price per the MLS. Try your own offer.

25%

100% = cash purchase, no loan.

7%

Planning assumption, not a lender quote.

Loan term
Income
/mo

The MLS does not publish a rent for this property. Enter your own estimate or ask Ricardo for rent comps in the area.

8%

Share of the year the property sits empty.

Expenses
/yr

Estimated at 2.2% of the price per year. Verify it with the Cameron Appraisal District.

/yr

Estimated at 1% of the price per year; coastal wind coverage can cost more.

/mo

If the property has an HOA, enter the monthly dues.

5%

% of collected rent.

8%

% of collected rent, if you hire a manager.

3%

Buyer side: title, appraisal, lender fees (estimate).

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
$37,400
minus Insurance Estimate
$17,000
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
$1,700,000
equals Cap rate
—

Amounts are rounded to the dollar; the cap rate uses the exact figures.

Is it accurate?

It is an estimate, not a quote or a guaranteed return. It is only as good as its inputs:

  • Missing: the monthly rent. Enter it to get a cap rate.
  • MLS figures are what the listing reports. We have not verified them.
  • 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

198 Sam Houston, San Benito, TX 78586 Open in Google Maps (opens in a new tab)

  • Gateway International Bridge≈ 30 min approx.
  • UTRGV Brownsville campus≈ 30 min approx.
  • B&M International Bridge≈ 30 min approx.
  • Port of Brownsville≈ 30 min approx.
  • Veterans International Bridge at Los Tomates≈ 30 min approx.
  • South Padre Island (Queen Isabella Causeway)≈ 40 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 50 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

Buying from Mexico with a loan?

Ricardo is not a lender. Ask him which loan types exist for foreign buyers and which documents lenders usually request.

Message on WhatsApp Read the buying guide

Ask about this property

Ricardo Salazar

REALTOR® · TREC #643769

Ricardo Salazar

RCR Real Connect Realty

  • Español
  • English
Phone / WhatsApp
+1 (956) 592-5052
Website
https://ricosalazar.com/

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Commercial · San Benito

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Listing office: RCR Real Connect Realty

Listing agent: Alma Gonzalez

Office contact: 956-443-0115

MLS# 29767438 · Last updated

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$1,700,000Est. cost $13,016/mo

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198 Sam Houston, San Benito, TX 78586 · MLS# 29767438