Flex Space with Fenced
For Sale
$800,000
Pending
15039 Highway 181, Sinton, TX 78387
CommercialSale, Sinton, TX
Property Size2,400 SF
Lot Size5.20 Acres
Days on Market69
Property Features for 15039 Highway 181
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Off Street, Covered, Carport
Security features
Security
Accessibility
Accessible Approach with Ramp
Subdivision
Ssi-Paul Sub-Welder
Standard status
Pending
APN
59641
Size
2,400 SF
Lot size
5.20 Acres
Taxes and HOA fees
Tax Description
GEO H PAUL SUBD J J WELDER SEC 23, PT TR 60, 61 (5.1979 ACRES)
Legal Description
GEO H PAUL SUBD J J WELDER SEC 23, PT TR 60, 61 (5.1979 ACRES)
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1962
Floors in Building
1
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Frank Holdiness · License #0664561
(361) 876-8866
Added: Jun 29
Changed: Sep 5
Last Checked: Sep 5 at 2:06PM
MLS# 478667
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 2,400-square-foot flex property combines a two-suite office building with substantial shop and warehouse improvements. The office component is arranged as two mirror-image suites, each with three rooms, male and female restrooms, a breakroom area, individual electrical meters, and a separate air-conditioning unit. Central air and electric heat serve the building, which was constructed in 1962.
The property encompasses 5.2 acres along Highway 181 near Sinton, with a high-fenced yard, covered parking, carport, and additional off-street parking. A large shop or warehouse with an expansive awning extends the site’s functional capacity for storage, industrial activity, or logistics-related use. Water is supplied by a well, and the entrance includes an accessible approach with ramp.
The property encompasses 5.2 acres along Highway 181 near Sinton, with a high-fenced yard, covered parking, carport, and additional off-street parking. A large shop or warehouse with an expansive awning extends the site’s functional capacity for storage, industrial activity, or logistics-related use. Water is supplied by a well, and the entrance includes an accessible approach with ramp.
Key Highlights
- 2,400‑square‑foot office building divided into two mirror‑image suites
- Each suite includes 3 rooms, male and female restrooms, and a breakroom area
- Individual meters and separate A/C units serve the two office suites
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
$31,050
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
3.88%
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%
$621,000
$621.0K
Cap Rate 7%
$443,571
$443.6K
Cap Rate 9%
$345,000
$345.0K
Market Conditions
NOI Build-Up for 2,400 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
$57.0K $23.76/SF
− Vacancy
−$15.6K −$6.51/SF
EGI
$41.4K $17.25/SF
− OpEx
−$10.3K −$4.31/SF
NOI
$31.0K $12.94/SF
Area
San Patricio County, TX
Vacancy
27.40%
Lease Rate
$23.76 /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%
$621,000
Cap Rate 7%
$443,571
Cap Rate 9%
$345,000
Alternative Uses
Best Use
Office B
$443.6K
$388.1K – $517.5K
NOI $31,050 @ 7.0% cap · market cap 3.88%
Second Best
Warehouse
$227.7K
$199.2K – $265.6K
NOI $15,936 @ 7.0% cap · market cap 1.99%
Theoretical Best
Hotel Hospitality
$1.23M
$1.08M – $1.44M
NOI $86,184 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78387, TX
9,936
Population
3,762
Households
2.6
Avg Household Size
38
Median Age
11%
College-Educated
81%
High-School Grad
172.2 sq mi
ZIP Area
58
Density / Sq Mi
$48,000
Median Household Income
$29,620
Median Earnings
$918
Median Rent
$122,400
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?
Flex space - Two separately metered suites provide adaptable office layouts with dedicated restrooms, break areas, and individual air-conditioning.
Where is this flex space located?
The property is located at 15039 Highway 181 Sinton, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 2,400‑square‑foot office building divided into two mirror‑image suites; Each suite includes 3 rooms, male and female restrooms, and a breakroom area; Individual meters and separate A/C units serve the two office suites
