42.7% under contract to MEDA
54.32 acres committed to the Mission Economic Development Authority — municipal-grade conviction in the location, the price point, and the long-term economic thesis.
01 — Executive Summary
A municipally-validated industrial park in the path of cross-border nearshoring growth.
Mission Trade Center Industrial Logistics Park is a 127-acre master-planned industrial subdivision in Mission, Texas, ten minutes from the Anzalduas International Bridge. With 54.32 acres — over 42% of the park — under contract to the Mission Economic Development Authority, the development is already a committed component of the City of Mission's industrial growth plan. The remaining ±72.86 acres of inventory, organized into 16 individual lots (Lots 1–16), are now available for owner-users, developers, and operators at a flat $315,000 per acre.
When a city's own EDC commits to acquiring 42% of an industrial park, that's not speculation. That's validation.
The park sits at the structural center of the Texas-Mexico nearshoring corridor. Anzalduas International Bridge — Mission's own commercial port of entry — is mid-completion on an $88 million expansion that brings the crossing to six commercial lanes with modern inspection infrastructure and capacity built for the next decade of border trade. Twenty-eight minutes east, the Pharr-Reynosa International Bridge is the #1 U.S. port of entry for produce and the third-largest trade hub on the Texas-Mexico border, moving more than $13 billion in annual trade across its top categories alone. I-2 / US-83 runs east-west to the north of the park, connecting Mission directly to McAllen, Pharr, and the broader RGV industrial corridor.
The 16-lot inventory serves two distinct buyer profiles. Cluster B — nine smaller cul-de-sac lots from 3.12 to 4.64 acres — fits owner-user manufacturers, distributors, and 3PLs needing a single-facility footprint. Cluster A — seven contiguous lots totaling 39.33 acres along the park's Conway Avenue frontage — is the standout large-assembly opportunity for a Fortune-scale logistics, distribution, or manufacturing operator. And one lot stands apart: Lot 16 — 8.39 acres on Conway Avenue with a fully developed conceptual plan for a 14-suite, 96,432 SF small-bay cold storage complex purpose-built for the cross-border produce trade flowing through Pharr.
02 — Investment Highlights
Eight reasons this is the rare RGV industrial offering institutional capital should be reviewing this quarter.
Pre-sold to the city's economic development arm. Flat published pricing. The largest contiguous land assemblage in the South Texas industrial corridor available at this price point. And a turnkey cold storage development thesis on the park's flagship lot.
10 minutes to Anzalduas International Bridge
The closest commercial port of entry. Currently undergoing an $88M expansion to six commercial lanes with modern inspection infrastructure (completing early 2025).
28 minutes to Pharr-Reynosa Bridge
The #1 U.S. port of entry for produce and 3rd largest Texas-Mexico trade hub, with $13B+ in annual trade flow across top categories.
Flat $315,000 / acre, published
No premium tiers. No frontage surcharge. No negotiation gymnastics. Per-lot pricing visible on this page — the same price every buyer pays.
Cluster A — 39 contiguous acres
Lots 10–16 form a single contiguous block bounded by Conway Avenue. Combine for a flagship distribution or manufacturing campus. $12,388,950 total.
Lot 16 — cold storage anchor
8.39 acres on Conway Ave with a conceptual plan for 14 demised cold-storage suites totaling 96,432 SF — purpose-built for the produce trade flowing through Pharr ($2.4B annually).
Cluster B — owner-user inventory
Nine cul-de-sac lots from 3.12 to 4.64 acres for single-facility operators: logistics, distribution, light manufacturing, contractor yards, container storage.
Platted, entitled, infrastructure in place
Engineered by M2 Engineering, recorded in West Addition to Sharyland (Vol. 1 Pg. 56). Two on-site shared detention areas (2.40 ac and 9.29 ac) eliminate buyer-funded stormwater systems.
03 — Park Master Plan
Two clusters of available inventory. One pre-sold consolidation. One park.
The 16 available lots are arranged in two distinct adjacency networks — Cluster A along Conway Avenue, Cluster B around the central cul-de-sac — separated by the 54.32 acres of MEDA-contracted land at the park's southern edge. Hover any available lot to see its acreage and price; click to scroll to its row in the inventory.
Available — 16 lots / ±72.86 ac · hover or click any lot
Under contract — MEDA — 54.32 ac across 3 parcels
Site plan exhibit prepared by M2 Engineering, PLLC (TBPELS Firm Reg. F-19545), dated 04/29/2026. Recorded as part of West Addition to Sharyland, Vol. 1 Pg. 56 M.R.H.C.T. Hover or click any lot for inventory detail.
04 — Lot Inventory
16 lots. Two clusters. Flat $315,000 / acre.
Filter by cluster, sort by lot number / acreage / price, or select multiple adjacent lots to see combined acreage and total price update in real time. All 16 lots are currently available. Per-lot prices are computed at $315,000 per net acre and published publicly — every buyer sees the same number.
Cluster A
Northeast Industrial Block · The large-assembly opportunity
Seven contiguous lots totaling 39.33 acres bounded by S. Conway Avenue on the east. Combine all seven for a single 39-acre flagship distribution or manufacturing campus at $12,388,950. Lot 16 — the easternmost lot at 8.39 acres — is featured separately below as the cold storage anchor opportunity.
Cluster B
Central Cul-de-Sac · Owner-user inventory
Nine cul-de-sac lots from 3.12 to 4.64 acres totaling 33.53 acres, suited to single-facility owner-users — manufacturers, distributors, contractor yards, container storage, and small 3PLs. Select small-assembly options are available where lots are mutually adjacent.
05 — Lot 16 · Cold Storage Anchor Opportunity
A turnkey cold-storage development site at the doorstep of the #1 U.S. produce port of entry.
Lot 16 is the largest lot in the inventory at 8.39 acres on Conway Avenue frontage. It is also the only lot in the park that comes with a fully-developed conceptual development plan: a multi-tenant, small-bay cold storage complex purpose-built for the cross-border produce trade. Acquire the land. Execute the plan. Capture the trade.
Lot size
8.39 ac
Square feet
365,620
Price @ $315k/ac
$2,642,850
Frontage
S. Conway Ave
Conceptual development plan — Lot 16. Small Cold Storage Business Complex. 974' × 375' footprint with central truck court. Source: SVN | Hanna Solutions / seller-commissioned conceptual exhibit.
01
14 individually demised cold-storage suites. Each suite designed for a single tenant — distributor, broker, importer, 3PL, or cross-border consolidator.
02
±6,888 SF per suite · ±96,432 SF total cold-storage area. Small-bay format — the size cross-border produce operators actually need, not 100k+ SF Class A.
03
974 ft × 375 ft building footprint with a central truck court and dock areas on both sides. Building oriented along the east edge for Conway Avenue visibility.
04
Phased absorption supported. A developer can build out and lease in phases rather than betting on one large user — material risk reduction at the underwriting level.
05
Conway Ave frontage. Direct visibility from the park's primary commercial corridor; not buried in an interior lot.
The market thesis — in one paragraph.
The Pharr-Reynosa International Bridge moves $2.4 billion in produce imports and $705 million in pork exports annually. Both flows demand modern cold chain infrastructure within minutes of the port. Mission Trade Center sits 28 minutes from Pharr and 10 minutes from Anzalduas — the operational sweet spot for cold storage capacity that serves both crossings.
The small-bay format is the right format. Produce distributors, food importers, and cross-border 3PLs typically don't need a single 100,000-SF building — they need 5,000–8,000 SF of demised cold space close to the bridge. The Lot 16 conceptual plan is dimensioned for exactly that demand profile, and there's no comparable purpose-built small-bay cold complex available in the corridor today.
Buyer profile: developers building spec or build-to-suit cold storage; operators who want to acquire land and execute the conceptual plan as their own facility; cold-storage REITs or 3PLs looking for RGV exposure at a defensible land basis. Land basis at $2.6M on 8.39 acres is well below the corridor's recent trades for cold-capable industrial land. [CONFIRM cold-storage land comp set]
04 — Gallery
The site, from the ground and the air.
Aerial drone imagery, site photography, and contextual views of Mission Trade Center
and the surrounding industrial corridor. [CONFIRM: replace placeholder images with finalized aerial drone shots once captured. Drop files into the repo root and update src paths in this section.]
[ AERIAL HERO — replace with aerial-hero.jpg ]
aerial-conway-frontage.jpg
aerial-cluster-a.jpg
aerial-cluster-b.jpg
aerial-meda-parcels.jpg
aerial-corridor.jpg
aerial-bridge-context.jpg
Drone flyover
Aerial walkthrough of the park
drone-flyover.mp4 + drone-flyover-poster.jpg
Full aerial flyover of Mission Trade Center, captured [CONFIRM date].
06 — Park Infrastructure & Specifications
What a buyer or developer needs to know about the land and the park.
Confirmed specifications drawn from the M2 Engineering layout, the recorded plat, and the offering memorandum. Items still pending verification are flagged inline so they're trivial to fill as utility letters and zoning verifications come back.
Recorded Plat
West Addition to Sharyland
Vol. 1 Pg. 56 M.R.H.C.T. Park is platted and recorded — buyers acquire individual platted lots, not raw acreage requiring subdivision.
Engineer of Record
M2 Engineering, PLLC
1810 E. Griffin Pkwy, Mission, TX 78572. TBPELS Firm Reg. F-19545. Master site layout dated 04/29/2026.
Zoning
Industrial · City of Mission
Permitted uses include warehouse / distribution, light manufacturing, contractor yards, cold storage, logistics. [CONFIRM zoning code & permitted-use schedule]
Detention — Cluster A
2.40-acre shared detention
104,521 SF master detention area serving the Northeast Block. Eliminates lot-level stormwater detention requirement for buyers in Cluster A.
Detention — Cluster B
9.29-acre shared detention
404,771 SF master detention plus a secondary detention area serving the central cul-de-sac. Eliminates lot-level stormwater build cost for buyers in Cluster B.
Drainage Easement
60' easement · west boundary
El Rocio Drain runs along the western edge of the property. 60-foot drainage easement traverses the western portion of the park.
Future Infrastructure
200' R.O.W. · southern boundary
A 200-foot right-of-way is reserved along the southern boundary for a future loop road — adds long-term connectivity capacity without affecting current lot boundaries.
Water Service
Provider · Capacity
[CONFIRM water provider, line size, pressure, and available capacity]
Sanitary Sewer
Provider · Capacity
[CONFIRM sewer provider and treatment capacity]
Electric
Three-phase service
[CONFIRM electric provider, available capacity, three-phase availability per cluster]
Natural Gas
Provider · Line size
[CONFIRM gas provider and main line size]
Telecom / Fiber
Carriers serving park
[CONFIRM fiber providers and dark-fiber availability]
Internal Roads
Public · Truck-rated
[CONFIRM road width, weight rating, public vs. private dedication, truck route designation]
Restrictive Covenants
Park CCRs
[CONFIRM CCR document — architectural standards, setbacks, height limits, screening requirements]
Survey / ALTA
Available on request
[CONFIRM ALTA survey date and surveyor] Available to buyers under signed access agreement.
Environmental
Phase I ESA
[CONFIRM Phase I ESA date, consultant, and findings — clean / RECs identified]
Soils / Geotech
Geotechnical report
[CONFIRM geotech report availability, consultant, and bearing capacity findings]
Tax Jurisdiction
Hidalgo County / City of Mission
Located in Mission ISD and Hidalgo County. [CONFIRM combined ad valorem rate and any tax abatements or incentive zones (Triple Freeport, FTZ proximity, EDC incentives)]
07 — Location & Connectivity
The structural center of the Texas-Mexico nearshoring corridor.
Mission, TX 78572 — Hidalgo County. Frontage on S. Conway Avenue (east), Military Parkway (south), and Los Ebanos Road (west). I-2 / US-83 runs east-west to the north of the park. The Rio Grande Valley operates 13 international bridges; Mission Trade Center is positioned within direct reach of the two most strategically built for commercial logistics.
10min
Anzalduas International Bridge
The closest commercial port of entry — full stop. Located in Mission, Texas, Anzalduas is mid-completion on an $88 million commercial expansion bringing the port to six commercial lanes with overhead canopies, modern inspection booths and bays, and the latest in inspection and security technology. Purpose-built to satisfy demand for commercial international crossings, improve transport times, increase capacity, and reduce wait times for the movement of goods.
150+ international manufacturing facilities operate in the bi-national region, many less than 10 miles from Anzalduas. For a logistics or manufacturing operator at Mission Trade Center, this is the single most important locational fact about the park.
28min
Pharr-Reynosa International Bridge
The historically dominant commercial port of entry for the Texas-Mexico border and the #1 border crossing in the U.S. for produce. The 3rd largest trade hub on the Texas-Mexico border by trade value.
Operates with modern logistics infrastructure: Unified Cargo Processing, a Competitive Logistics Network, a Fast Lane for Empty Trucks, faster connectivity to the Port of Brownsville, and BridgeConnect Trade Sessions for shipper-broker coordination.
Other connectivity
Drive times from the park's S. Conway Avenue access. [CONFIRM drive times]
McAllen-Hidalgo International Bridge[CONFIRM]
Donna-Rio Bravo International Bridge[CONFIRM]
I-2 / US-83 (north of park)[CONFIRM] min
US-281[CONFIRM] min
McAllen International Airport (MFE)[CONFIRM] min
South Texas Int'l Airport (Edinburg)[CONFIRM] min
Reynosa industrial parks (Maquilpark, etc.)[CONFIRM] min
Downtown McAllen[CONFIRM] min
[CONFIRM: embed Google Maps iframe centered on S. Conway Ave / Military Pkwy, Mission TX 78572 — or static high-res aerial with Anzalduas, Pharr, and I-2 marked]
08 — Why the Rio Grande Valley
The cross-border trade flowing through Pharr generates the industrial real estate demand. Mission Trade Center is positioned to capture it.
Every dollar of cross-border trade flowing through these bridges requires upstream warehousing, distribution, cold storage, trans-loading, and last-mile logistics. The 16-lot inventory at Mission Trade Center exists to serve that trade flow.
Top Exports through Pharr annual, by value
$1.85B
Gasoline and other fuels
$1.59B
LNG and other petroleum gases
$705M
Pork (cold-chain export — direct demand driver for Lot 16)
$518M
Insulated wire and cable
$514M
Motor vehicle parts
Top Imports through Pharr annual, by value
$2.4B
Avocados, dates, figs, and other produce
$1.93B
Insulated wire and cable
$1.77B
TVs and computer monitors
$1.47B
Medical instruments
$1.38B
Strawberries, blueberries, and other berries
The combined Pharr trade flow exceeds $13 billion annually across these top categories alone — a useful benchmark for the industrial real estate demand the bridge generates. Add the Anzalduas commercial expansion to six lanes, completing early 2025, and the corridor's commercial throughput capacity is set for a step-change increase right as Mission Trade Center comes to market.
150+ international manufacturing facilities operate in the bi-national region, many within ten miles of Anzalduas. Reynosa is one of the largest manufacturing employment bases on the Mexican side of the USMCA corridor, and the nearshoring trend has been a structural multi-year tailwind, not a one-quarter narrative. [CONFIRM: latest RGV industrial vacancy and rent growth from CBRE / JLL / NAI; latest Reynosa manufacturing employment data; recent major manufacturing announcements in the corridor]
Cross-border trade doesn't slow down. It compounds. And every compounding dollar requires another square foot of industrial real estate within minutes of the bridge.
09 — Comparable Land Sales
$315,000 per acre, in context.
Recent comparable industrial land sales in the Rio Grande Valley. The flat-pricing structure positions Mission Trade Center at or below current market $/acre on platted, infrastructure-ready industrial inventory.
| Property | City | Acres | Price | $/Acre | Date | Buyer / Notes |
|---|---|---|---|---|---|---|
| [CONFIRM: 4–6 RGV industrial land comps from CoStar / broker network — preferably 5–10 acre platted industrial tracts with utilities, transacted in the past 18–24 months] | ||||||
10 — Suggested Use Cases
From a single 3-acre owner-user lot to a 39-acre flagship campus.
The two-cluster structure means Mission Trade Center serves the full range of RGV industrial demand. Footprint references below assume typical industrial lot coverage of 35–45% for the building plus truck court and parking.
Single-Lot Builds · Cluster B
Owner-user manufacturing, distribution, contractor yards.
A typical 3.5-acre Cluster B lot supports a 50,000–60,000 SF building with full truck dock, trailer parking, and yard storage. Ideal for the operator who wants to own their facility instead of leasing, lock in a fixed real estate cost basis, and build to their exact spec.
- ~50,000 SFOwner-user warehouse / distribution on a single 3–4 acre Cluster B lot
- ~30,000 SFLight manufacturing facility with truck court, employee parking, and yard storage
- 3–4 acresContractor yard, container storage, equipment rental, fleet operations
Multi-Lot Builds · Cluster A
Class A distribution, cross-dock logistics, manufacturing campus.
Cluster A's seven contiguous lots support facilities at any scale up to a single 39-acre campus. Combine 2–4 adjacent lots for a 100k–250k SF distribution facility; combine all seven for a flagship 500k+ SF build with trailer yard, container yard, and room for future expansion.
- ~100,000 SF2 adjacent Cluster A lots (~10 acres) — small Class A distribution / regional 3PL
- ~250,000 SF4 adjacent Cluster A lots (~20 acres) — full cross-dock or large distribution
- 500,000+ SFAll 7 Cluster A lots (39.33 acres) — flagship distribution or manufacturing campus with full trailer yard
Cold Storage · Lot 16
Multi-tenant small-bay cold complex.
Lot 16 alone, executed against the seller's conceptual plan, delivers 14 demised cold-storage suites at 6,888 SF each — 96,432 SF of leasable cold space on Conway Ave frontage, dimensioned for the produce, food, and import/export tenants the corridor actually generates.
- 96,432 SF14-suite small-bay cold storage complex on 8.39 acres
- PhasedBuild out and lease in phases — risk-managed underwriting
- 3PL exitStabilized cold complex is the right product for institutional 3PL / cold-storage REIT acquisition
Cross-Border Specialty
Trans-loading, FTZ, broker yards, cross-border 3PL.
The combination of Anzalduas proximity, Pharr trade flow, and platted industrial land at $315k/acre opens use cases that don't pencil at higher land bases or longer drive times: trans-loading yards, customs broker compounds, empty-trailer staging, drayage operations.
- 5–10 acTrans-loading / cross-dock yard with paved truck court and drop lot
- 3–5 acCustoms broker compound or drayage operator HQ
- FTZFTZ operations [CONFIRM FTZ proximity / sub-zone eligibility]
11 — Documents & Downloads
Direct downloads. No gating. No email wall.
Every supporting document is freely downloadable. The page is built to be shared, screenshotted, and forwarded — not to harvest contact info before showing the data.
Offering Memorandum
PDF
Master Site Plan
PDF
Lot 16 Cold Storage Conceptual Plan
PDF
Recorded Plat
PDF
Restrictive Covenants (CCRs)
PDF
Utility Service Letters
PDF
Zoning Verification
PDF
ALTA Survey
PDF
Phase I Environmental Site Assessment
PDF
Traffic Study
PDF
Geotechnical Report
PDF
TREC IABS Form
PDF
12 — Brokerage Team
Direct line to the broker. No gatekeeping.
SVN | Hanna Solutions has been the reference South Texas brokerage for cross-border industrial since the firm's founding. The team handling this listing has direct lines published below — call or email any of them.
Mark Hanna, CCIM
Managing Director · Designated Broker
[DRAFT — confirm bio] Mark leads SVN | Hanna Solutions and the firm's industrial capital markets practice in the Rio Grande Valley. CCIM-designated, with primary responsibility for institutional and cross-border industrial assignments across South Texas.
- Direct 956.821.8001
- Office 956.322.4001
- Email mark.hanna@svn.com
- License TX #676122
Edson Carvajal, TACS
Commercial Advisor
[DRAFT — confirm bio + contact info] Commercial advisor at SVN | Hanna Solutions specializing in [CONFIRM specialty]. TACS-designated.
- Direct [CONFIRM]
- Office 956.322.4001
- Email [CONFIRM]
- License [CONFIRM TX #]
13 — About SVN | Hanna Solutions
Beyond Ordinary Commercial Real Estate.
1001 E Jackson Ave Ste A, McAllen, TX 78501
956.322.4001 · svnhannasolutionscre.com
TX Firm License #9007459
SVN | Hanna Solutions Commercial Real Estate is the Rio Grande Valley's reference brokerage for institutional and cross-border industrial. Operating from McAllen, the firm represents owners, developers, and capital across the South Texas industrial corridor — Mission, McAllen, Pharr, Edinburg, Donna, Weslaco, and the broader Hidalgo County market that anchors the U.S. side of the USMCA nearshoring trade.
The firm operates as part of SVN International, a national platform spanning 200+ offices and 1,600+ advisors across the United States — bringing institutional capital relationships, multi-market comp visibility, and a national distribution network to every South Texas assignment.
200+
SVN International offices nationwide
1,600+
SVN advisors across the U.S.
CCIM
Designated leadership · institutional discipline
RGV
Reference brokerage for South Texas industrial
14 — Inquire
Talk to the broker.
Submit the form and Mark will follow up within one business day. Prefer to call? Direct line below — Mark answers his own phone.
- Direct 956.821.8001
- Office 956.322.4001
- Email mark.hanna@svn.com
-
Office Address
1001 E Jackson Ave Ste A
McAllen, TX 78501