Fully Leased Office
For Sale
$3,799,000
14041 Northwest Boulevard, Corpus Christi, TX 78410
CommercialSale, Corpus Christi, TX
Property Size13,089 SF
Lot Size1.12 Acres
Price / SF$290.24
Days on Market70
Property Features for 14041 Northwest Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
On Street, Off Street
Subdivision
River Ridge
Lot features
Corner Lot, Landscaped
Standard status
Active
APN
728700020010
Size
13,089 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Description
RIVER RIDGE BLK 2 LOT 1 1.1215
Legal Description
RIVER RIDGE BLK 2 LOT 1 1.1215
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2003
Floors in Building
1
Number of units
4
Building materials
Stucco
Listing Agency:
KM Premier Real Estate
(361) 991-5263
Listed By:
Kamran Zarghouni · License #0527793
(361) 739-1396
Added: Jun 30
Changed: Sep 5
Last Checked: Sep 7 at 5:06PM
MLS# 478432
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.
Investment Insights
Based on property information with market context.
This 13,089-square-foot office building was constructed in 2003 and contains four leased suites. The property is fully occupied, with no current vacancies, and provides an existing multi-suite commercial layout. Stucco construction, central air conditioning, and electric central heating serve the building.
Set on 1.12 acres at 14041 Northwest Boulevard in Corpus Christi, the property is positioned near the Calallen commercial district. Access is supported by on-street and off-street parking, while public water and public sewer serve the site. The combination of occupied suites, established building systems, and a multi-tenant configuration creates a straightforward office property profile.
Set on 1.12 acres at 14041 Northwest Boulevard in Corpus Christi, the property is positioned near the Calallen commercial district. Access is supported by on-street and off-street parking, while public water and public sewer serve the site. The combination of occupied suites, established building systems, and a multi-tenant configuration creates a straightforward office property profile.
Key Highlights
- 13,089‑square‑foot office building on 1.12 acres
- Four leased suites with no current vacancies
- Built in 2003 with stucco construction
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$187,531
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,750,620
$3.8M
Cap Rate 7%
$2,679,014
$2.7M
Cap Rate 9%
$2,083,678
$2.1M
Market Conditions
NOI Build-Up for 13,089 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$293.7K $22.44/SF
− Vacancy
−$43.7K −$3.34/SF
EGI
$250.0K $19.10/SF
− OpEx
−$62.5K −$4.78/SF
NOI
$187.5K $14.33/SF
Area
Corpus Christi, TX
Vacancy
14.87%
Lease Rate
$22.44 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,750,620
Cap Rate 7%
$2,679,014
Cap Rate 9%
$2,083,678
Alternative Uses
Best Use
Office B
$2.68M
$2.34M – $3.13M
NOI $187,531 @ 7.0% cap · market cap 4.94%
Second Best
Retail
$2.26M
$1.98M – $2.64M
NOI $158,325 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$3.11M
$2.73M – $3.63M
NOI $218,010 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
Explore this area
Business Placement
Demographics for 78410, TX
29,545
Population
10,798
Households
2.7
Avg Household Size
35
Median Age
21%
College-Educated
90%
High-School Grad
22.5 sq mi
ZIP Area
1,313
Density / Sq Mi
$77,642
Median Household Income
$45,386
Median Earnings
$1,158
Median Rent
$220,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Four occupied suites provide an established office configuration with no current vacancies.
Where is this office building located?
The property is located at 14041 Northwest Boulevard Corpus Christi, TX.
What is the asking price?
The asking price for this property is $3,799,000.
What are key features of this property?
This property features: 13,089‑square‑foot office building on 1.12 acres; Four leased suites with no current vacancies; Built in 2003 with stucco construction
