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    The Largest CRE Database in the US with Over 1 Million Listings

    181 & County Rd 3677, Unit 24 Gregory, TX 78359

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    Sponsored
    For Sale
    $7,572,000

    LAND - Gregory, TX

    Lot size:
    126.20 Acres
    Days on Market:
    37
    Last Refresh:
    Mar 16 at 8:06 am

    Property Features for 181 & County Rd 3677

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    51787
    Lot size
    126.20 Acres

    We can help!

    Listing Contact
    Shawn Cass
    Shawn Cass

    Cass Real Estate (361) 643-2662

    Listing agent Shawn Cass (972) 333-3727 License #0326039

    Listing date Feb 7, 2026

    MLS# 451778

    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.

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    Overview

    Prime Highway Frontage Land Available

    This 126.20-acre site offers approximately 3,224.04 feet of frontage along US Highway 181, 2,037.22 feet along the east property line, 2,964.22 feet along the northern boundary, and 1,653.74 feet along County Road 3677. Situated in a rapidly expanding commercial, industrial, and residential area of South Texas, the property benefits from high traffic volume, with 11,393 vehicles per day passing on US Highway 181. The site is located in close proximity to the City of Taft's 8-inch water line, with the potential for sewer line extension with a lift station, as well as high-capacity electrical lines. The cultivated farmland is being sold subject to the existing farm lease. The property is positioned on a main corridor in San Patricio County, near the Port of Corpus Christi's La Quinta Terminal and Sinton's Steel Dynamics, which hosts multiple Tier B businesses. Gulf Coast Growth Ventures and UPRR are located on the south side of US Highway 181. The location is suitable for a residential master-planned community and offers convenient access to restaurants, shopping, transportation, the Port of Corpus Christi, and entertainment. An adjacent 25.86-acre site is also available. The Gregory-Portland Independent School District is known for its state-of-the-art facilities, high-paying jobs, top sports teams, and first-class education.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Gregory
    County
    San Patricio
    State
    Texas
    Longitude
    -97.285
    Latitude
    27.9259

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    FAQs

    What type of property is this?
    Commercial land - 126.20-acre site with highway frontage in booming South Texas.
    Where is this commercial land located?
    The property is located at 181 & County Rd 3677, Unit 24 Gregory, TX.
    What is the asking price?
    The asking price for this property is $7,572,000.
    What are key features of this property?
    This property features: - High traffic frontage (3,224.04' +/-) on US Highway 181 with 11,393 vehicles per day, offering excellent visibility and accessibility.; - Prime location in the booming South Texas commercial/industrial/residential expansion zone, near major industrial players and the Port of Corpus Christi.; - Proximity to essential utilities, including the City of Taft 8" water line and potential for sewer line extension and high-capacity electrical lines.
    (972) 333-3727
    Request Owner's contact information
    181 & County Rd 3677, Unit 24 Gregory, TX 78359
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    Gregory, TX 78359
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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.

    More about this property
    181 & County Rd 3677, Unit 24 Gregory, TX 78359
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    We can help!
    Listing Contact
    Shawn Cass
    Shawn Cass
    Real Estate License ID: 0326039
    (972) 333-3727 (361) 643-5756 (361) 643-2662
    Learn more
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