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    Two-Unit Office Building Title is generated by Realmo AI

    1004-1006 E 6th Street, Alice, TX 78332

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    For Sale
    $449,900

    SINGLE_FAMILY - Alice, TX

    Type:Office
    Property size:
    9,510 SF
    Lot size:
    0.86 Acres
    Price / SF:
    $47/SF
    Added:
    Jan 22, 2026
    Days on Market:
    137
    Last Refresh:
    Jun 8 at 3:06 am

    Property Features for 1004-1006 E 6th Street

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    APN
    033710
    Size
    9,510 SF
    Lot size
    0.86 Acres

    Taxes and HOA fees

    Tax Description
    WONDERLAND #1 LTS 13, 14, 15 & 16 BLK 6 0000.000

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1982
    Floors in Building
    1

    We can help!

    Listing Contact
    Chris Montalvo

    Listing agent Chris Montalvo License #0528565

    Listing office Mirabal Montalvo & Associates 909 S Tancahua Street, Corpus Christi, TX

    Listing date Jan 22, 2026

    MLS# 470403

    Copyright © 2026 South Texas Multiple Listing Service, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Great commercial opportunity awaits!
    • Includes 7 offices with reception area.
    • 10 bathrooms.
    • Adult daycare next door currently leased providing immediate income.
    • Cinder block building with spray foam insulation.
    • 2 separate units in 1 building.

    Overview

    This for-sale property is a cinder block office building built with spray foam insulation and arranged as two separate units within one structure. The space includes seven offices with reception, along with 10 bathrooms to support multiple working areas. The building is presented as a single offering while maintaining a clear two-unit configuration, which can be useful for office tenants, shared operations, or organizations needing separate suites.

    The property is located at 1004-1006 E 6th Street in Alice, Texas. Public remarks also note an adult daycare next door that is currently leased, providing adjacent occupancy as part of the surrounding tenant mix described in the listing.

    As an owner-operator or acquisition opportunity, the layout and bathroom count can accommodate a variety of office-related uses where multiple rooms and separate suites matter. Buyers considering a multi-suite setup may also appreciate that the offering is already configured as two units in one building, while still presenting a consolidated asset for management and leasing decisions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Alice
    County
    Jim Wells
    State
    Texas
    Longitude
    -98.065835
    Latitude
    27.756044

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    FAQs

    What type of property is this?
    Office units - Cinder block office building with reception, multiple offices, and two separate units in Alice, Texas.
    Where is this office units located?
    The property is located at 1004-1006 E 6th Street Alice, TX.
    What is the asking price?
    The asking price for this property is $449,900.
    What are key features of this property?
    This property features: Great commercial opportunity awaits!; Includes 7 offices with reception area.; 10 bathrooms.
    (361) 765-1725
    We can help!
    Listing Contact
    Chris Montalvo
    Real Estate License ID: 0528565
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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