REALTOR® · TREC #643769
Ricardo Salazar
RCR Real Connect Realty
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Ricardo Salazar · REALTOR® · TREC #643769 · RCR Real Connect Realty (broker license #9012393)
Investor sheet · MLS# 29777990 · https://ricosalazar.com/properties/602-s-garcia-st-port-isabel-tx-78578-29777990
$799,000
602 S Garcia St., Port Isabel, TX 78578
- ft²
- 3,200
- acres
- 0.34
MLS# 29777990 · Listed by Cynthia Hopkins, CHRE Cindy Hopkins Real Estate · Tel. 956-778-3255
- TypeCommercial
- Year built1990
- Lot0.34 acres
- Price / ft²$250
- South Padre Island (Queen Isabella Causeway)≈ 5 min approx.
Description
Introducing a prime investment opportunity at 602 S Garcia St, Port Isabel, TX. This 3,200 SF, one-unit building, built in 1990, presents a compelling opportunity for retail/street retail investors seeking a strategic entry into the thriving Rio Grande Valley area. Zoned B-2, this property offers versatile potential, ideal for a range of retail businesses. With its prime location and strong fundamentals, this property is a cornerstone for attracting discerning investors looking to establish or expand their presence in this dynamic market. Don't miss out on the chance to seize this exceptional investment prospect. Located one block from The Gulf of Mexico, this 3,200 sf current Boat Repair Facility is located on five (5) Original Townsite Lots with perimeter fence. Building is in good condition with concrete block Construction and recent roof renovation and TPO sealant. Floor Plan includes Sales Office, Supply Office, Warehouse for Repairs and Overhang for storage.
Property details
- Type
- Commercial · Commercial
- Status
- For sale
- MLS#
- 29777990
- Price
- $799,000
- Price per ft²
- $250
- Building area
- 3,200 ft²
- Lot size
- 0.34 acres
- Year built
- 1990
- Subdivision
- Port Isabel Original Townsite
- City
- Port Isabel
- County
- Cameron
- Days on market
- 105
- Listed
- Jul 15, 2026
- Last updated
- Jul 15, 2026, 11:32 AM CT
Numbers for investors
Price per ft²
$250
Source: MLS listing
Days on market
105
Source: MLS listing
- Est. fixed costs per month
- $2,131/mo Est.
- Cash to close with 25% down
- $223,720 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?
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
- $17,578
- minus Insurance Estimate
- $7,990
- 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
- $799,000
- 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:
- 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
602 S Garcia St., Port Isabel, TX 78578 Open in Google Maps (opens in a new tab)
- South Padre Island (Queen Isabella Causeway)≈ 5 min approx.
- Port of Brownsville≈ 25 min approx.
- UTRGV Brownsville campus≈ 30 min approx.
- Veterans International Bridge at Los Tomates≈ 30 min approx.
- Gateway International Bridge≈ 35 min approx.
- B&M International Bridge≈ 35 min approx.
- SpaceX Starbase launch site, Boca Chica≈ 45 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.
- Port of Brownsville
- SpaceX Starbase
- South Padre Island
- Brownsville
- Los Fresnos
- 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.
Ask about this property
- Phone / WhatsApp
- +1 (956) 592-5052
- [email protected]
- Website
- https://ricosalazar.com/
Listing office: CHRE Cindy Hopkins Real Estate
Listing agent: Cynthia Hopkins
Office contact: 956-778-3255
MLS# 29777990 · Last updated
Want a second opinion on this one?
Ricardo can review the numbers, the area and the next steps with you, in Spanish or English.