1815 S 10th St · McAllen, TX 78503 · Specialty Retail
We run the asking price and cap rate against a network of 7,000+ lenders to return indicative terms, then package a lender memorandum. Takes about two minutes and we will need your target leverage and timing.
Give us your relinquished sale close date and we will calculate your 45-day identification and 180-day closing deadlines, track the clock, and surface matching inventory before it expires. We coordinate directly with your Qualified Intermediary and can introduce one if you have not yet engaged an exchange accommodator. Investment Grade does not provide tax or legal advice.
Building age, size and improvement mix drive how much of this asset a cost segregation study can accelerate into year one. Tell us your tax year and entity and we will model the deduction.
Densely Populated Retail Corridor
In addition to its position neighboring La Plaza Mall, the Property is also located less than 2 miles from Walmart and Sam’s Club, as well as Las Tiendas Shopping Center and McAllen Pavilion, which are home to national tenants like Target, Dick’s, HomeGoods, Marshall’s, Total Wine, Burlington, DSW, PetSmart, and Ross. There are 13.1 million square feet of retail and nearly 80,000 households within a 3-mile radius which spend about $42.8 million on apparel annually.
Long-term Corporate Lease
10-year renewal has 7+ years remaining.
Upcoming 8% rent increase in February 2030.
One 5-year option at a 12% rent increase has potential to extend the lease through 2038.
27-Year Tenure
Old Navy has occupied this site since its construction in 1997, demonstrating the tenant’s commitment to the site and indicating a high probability of renewal.
Dominant Market Position
Located at the signalized intersection of Interstate 2 and 10th Street, which offers direct access and exposure to more than 140,000 vehicles per day.
Benefits from a position along the Texas-Tamaulipas border where high traffic counts and cross-shopping are bolstered by transient consumers.
Located 3 blocks from The McAllen International Airport, which serves approximately 1.2 million travelers annually.
La Plaza Mall Adjacent
The Property is strategically positioned opposite the La Plaza Mall, one of the highest grossing malls per square foot in the country, with estimated sales of $1,000 psf. La Plaza totals 1.3 MSF and is home to global and national retailers including Dillard’s, Macy’s, Primark, JCPenney, and Zara, among others.
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Property details and lease terms are open. Photography, the offering memorandum, lease abstract and due diligence materials are shared with registered buyers.
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Asking-market observation aggregated from public listing sources, last observed Sep 25, 2026. Figures are asking price and asking cap rate as published by the listing party, not a verified closed transaction. Lease terms shown where reported by the listing party and not independently verified. Shown for market reference only; this is not an offering. Investment Grade Income Property, LP represents buyers on a cooperating commission basis.