Ricardo Salazar REALTOR® · RCR Real Connect Realty
WhatsApp

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

Investor sheet · MLS# 29776481 · https://ricosalazar.com/properties/690-s-mccullough-st-san-benito-tx-78586-29776481

For sale

$680,000

Price cut $19K

690 S Mccullough St, San Benito, TX 78586

ft²
2,136
acres
0.32
No rent in the MLS: run cash flow with your own estimate Run the numbers →

MLS# 29776481 · Listed by Carmen Gonzalez, Coldwell Banker La Mansion Real Estate · Tel. 956-631-1322

  • TypeCommercial
  • Year built1989
  • Lot0.32 acres
  • Price / ft²$318
  • Gateway International Bridge≈ 25 min approx.
Virtual tour (opens another website in a new tab) Ask for a video walkthrough

Description

Commercial corner property with direct expressway exposure and strong visibility along Expressway 77. High-traffic location suitable for retail, franchise, office, service, or redevelopment opportunities. Property includes additional 1-bedroom apartment plus supplemental monthly income from existing Lamar Advertising pole sign lease. Seller financing available with $200,000 down and 10% interest. Ideal opportunity for investors, owner-users, or long-term commercial investment.

Property details

Type
Commercial · Commercial
Status
For sale
MLS#
29776481
Price
$680,000
Price per ft²
$318
Building area
2,136 ft²
Lot size
0.32 acres
Year built
1989
Subdivision
Palm Grove
City
San Benito
County
Cameron
Days on market
166
Listed
May 15, 2026
Last updated
Aug 4, 2026, 9:19 PM CT

Numbers for investors

Price per ft²

$318

Source: MLS listing

Days on market

166

Source: MLS listing

Est. fixed costs per month
$1,813/mo Est.
Cash to close with 25% down
$190,400 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
$14,960
minus Insurance Estimate
$6,800
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
$680,000
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

690 S Mccullough St, San Benito, TX 78586 Open in Google Maps (opens in a new tab)

  • Gateway International Bridge≈ 25 min approx.
  • UTRGV Brownsville campus≈ 25 min approx.
  • B&M International Bridge≈ 25 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/

Schedule a showing (in person or by video)

About: 690 S Mccullough St · MLS# 29776481

Optional if you leave a WhatsApp or phone number.

No obligation

Commercial · San Benito

Similar properties

See all in San Benito

Listing office: Coldwell Banker La Mansion Real Estate

Listing agent: Carmen Gonzalez

Office contact: 956-631-1322

MLS# 29776481 · 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.

Message on WhatsApp Write to Ricardo
$680,000Est. cost $5,206/mo

1 / 11

690 S Mccullough St, San Benito, TX 78586 · MLS# 29776481