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# 29779160 · https://ricosalazar.com/properties/32227-state-highway-100-los-fresnos-tx-78566-29779160

For sale

$1,900,000

32227 State Highway 100, Los Fresnos, TX 78566

ft²
1,196
acres
10.55
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29779160 · Listed by Alma Gonzalez, RCR Real Connect Realty · Tel. 956-443-0115

  • TypeCommercial
  • Year built1970
  • Lot10.55 acres
  • Price / ft²$1,589
  • Port of Brownsville≈ 20 min approx.
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Description

Prime Commercial Opportunity! Exceptional high-visibility 10.554-acre parcel located directly on State Highway 100 in fast-growing Los Fresnos, TX (32227 State Hwy 100). Positioned along a key high-traffic arterial corridor connecting local centers to South Padre Island, this property delivers maximum exposure and strategic placement for commercial development, retail plaza, industrial use, or division. Features direct highway frontage, fantastic accessibility, and an existing residential home on-site that can be used as an operational office or temporary base while developing your master plan. Centrally located to capture ongoing regional, commercial, and population growth throughout the area. Perfect for investors, business owners, or developers seeking a premier, high-growth tract with limitless potential. This information is deemed reliable but not guaranteed. Buyers independently verify all information. Listing subject to errors, omissions, prior sale. or withdraw without notice.

Property details

Type
Commercial · Commercial
Status
For sale
MLS#
29779160
Price
$1,900,000
Price per ft²
$1,589
Building area
1,196 ft²
Lot size
10.55 acres
Year built
1970
Subdivision
Fresnos Land
City
Los Fresnos
County
Cameron
Days on market
59
Listed
Aug 31, 2026
Last updated
Sep 15, 2026, 12:27 PM CT

Numbers for investors

Price per ft²

$1,589

Source: MLS listing

Days on market

59

Source: MLS listing

Est. fixed costs per month
$5,067/mo Est.
Cash to close with 25% down
$532,000 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
$41,800
minus Insurance Estimate
$19,000
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
$1,900,000
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

32227 State Highway 100, Los Fresnos, TX 78566 Open in Google Maps (opens in a new tab)

  • Port of Brownsville≈ 20 min approx.
  • UTRGV Brownsville campus≈ 20 min approx.
  • Gateway International Bridge≈ 20 min approx.
  • B&M International Bridge≈ 20 min approx.
  • Veterans International Bridge at Los Tomates≈ 20 min approx.
  • South Padre Island (Queen Isabella Causeway)≈ 30 min approx.
  • SpaceX Starbase launch site, Boca Chica≈ 40 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.

  1. Port of Brownsville
  2. SpaceX Starbase
  3. South Padre Island
  4. Brownsville
  5. Los Fresnos
  6. Rancho Viejo · Olmito

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.

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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 · Los Fresnos

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Listing office: RCR Real Connect Realty

Listing agent: Alma Gonzalez

Office contact: 956-443-0115

MLS# 29779160 · Last updated

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$1,900,000Est. cost $14,547/mo

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32227 State Highway 100, Los Fresnos, TX 78566 · MLS# 29779160