Retail Storefront with
For Sale
$147,000
2826 Main Street, Ingleside, TX 78362
CommercialSale, Ingleside, TX
Property Size1,470 SF
Lot Size0.07 Acres
Price / SF$100
Days on Market193
Property Features for 2826 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Subdivision
Ingleside-Secoy
Lot features
Interior Lot, Level
Directions
361 to Ingleside, Right on Main St, business on LEFT, look for BLOOM CITY COFFEE sign on door.
Standard status
Active
APN
44975
Size
1,470 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Description
SECOY SUBD BLK A LOT 2
Legal Description
SECOY SUBD BLK A LOT 2
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1943
Floors in Building
1
Building materials
Brick, Frame, WoodSiding
Roof type
Shingle
Listing Agency:
KM Premier Real Estate
(361) 991-5263
Listed By:
Romy Brewer · License #0640299
(361) 876-0312
Added: Mar 11
Changed: Sep 15
Last Checked: Sep 19 at 1:06AM
MLS# 473090
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 1,470-square-foot storefront property occupies a 0.07-acre parcel and was built in 1943. The building includes a small restaurant kitchen with several basic equipment items that may convey with the sale. Brick, frame, and wood siding construction are complemented by a shingle roof, central air conditioning, and electric heating. The property is offered as-is for interior customization.
The building fronts Main Street in Ingleside’s business district and sits across from the Ingleside Community Center and Chamber of Commerce. It shares a plaza with Granny's Tamales and Buckhorn Saloon, with access to limited rear parking and street parking along Main Street. Public water and public sewer serve the property.
The building fronts Main Street in Ingleside’s business district and sits across from the Ingleside Community Center and Chamber of Commerce. It shares a plaza with Granny's Tamales and Buckhorn Saloon, with access to limited rear parking and street parking along Main Street. Public water and public sewer serve the property.
Key Highlights
- 1,470‑square‑foot storefront on a 0.07‑acre parcel
- Built in 1943 with brick, frame, and wood siding construction
- Small restaurant kitchen with basic equipment items that may convey
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
$6,589
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
4.48%
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%
$131,780
$131.8K
Cap Rate 7%
$94,129
$94.1K
Cap Rate 9%
$73,211
$73.2K
Market Conditions
NOI Build-Up for 1,470 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
$10.2K $6.96/SF
− Vacancy
−$818 −$0.56/SF
EGI
$9.4K $6.40/SF
− OpEx
−$2.8K −$1.92/SF
NOI
$6.6K $4.48/SF
Area
San Patricio County, TX
Vacancy
8.00%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
30.00%
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%
$131,780
Cap Rate 7%
$94,129
Cap Rate 9%
$73,211
Alternative Uses
Best Use
Specialty Retail
$373.5K
$326.8K – $435.7K
NOI $26,142 @ 7.0% cap · market cap 17.78%
Second Best
Retail
$94.1K
$82.4K – $109.8K
NOI $6,589 @ 7.0% cap · market cap 4.48%
Theoretical Best
Hotel Hospitality
$754.1K
$659.9K – $879.8K
NOI $52,788 @ 7.0% cap · market cap 35.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
56k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Valero Energy
Shops & Services
17,293 visits/mo
0.2 miles
Whataburger
Dining
15,415 visits/mo
0.3 miles
Dollar Tree
Shops & Services
8,537 visits/mo
0.2 miles
Taco Bell
Dining
4,812 visits/mo
0.3 miles
7-Eleven
Shops & Services
4,466 visits/mo
0.3 miles
Demographics for 78362, TX
10,238
Population
4,701
Households
2.2
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
18.3 sq mi
ZIP Area
559
Density / Sq Mi
$78,698
Median Household Income
$41,240
Median Earnings
$1,226
Median Rent
$182,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Brick-and-frame commercial space with a small restaurant kitchen, limited rear parking, and public water and sewer service.
Where is this storefront property located?
The property is located at 2826 Main Street Ingleside, TX.
What is the asking price?
The asking price for this property is $147,000.
What are key features of this property?
This property features: 1,470‑square‑foot storefront on a 0.07‑acre parcel; Built in 1943 with brick, frame, and wood siding construction; Small restaurant kitchen with basic equipment items that may convey
