Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    4 CR 1196 unit 4 Sinton, TX 78387

    View on Map
    Claim this Listing
    For Sale
    $294,000

    LAND - Sinton, TX

    Lot size:
    21.00 Acres
    Added:
    May 10, 2023
    Days on Market:
    1092
    Last Refresh:
    May 5 at 9:06 pm

    Property Features for 4 CR 1196 unit 4

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    58840
    Lot size
    21.00 Acres

    Taxes and HOA fees

    Tax Description
    Tract 4 out of TR 17 & 18 ABST 23 JOHN POLLAN SUR 125.832 ACRES

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well, Public

    We can help!

    Listing Contact
    Danny Armstrong
    Danny Armstrong

    Listing agent Danny Armstrong License #0356677

    Listing office Armstrong Real Estate 300 N Austin, Comanche, TX

    Listing date May 10, 2023

    MLS# 418328 Listing URL

    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.

    Overview

    Undeveloped Land in Sinton, TX

    This is a 21-acre undeveloped and unrestricted lot. It is located in an area experiencing economic growth across diverse industries. The land is accessible from City Rd 1144 or City Rd 1196. It features premier fencing and mature mesquite and oak trees. The property currently has a wildlife exemption with the San Patricio County Appraisal District. Rincon water service is easily accessible. Electric service is provided by San Patricio Electric Co-op. The location is approximately 1 hour from Victoria, 34 minutes from Corpus Christi, 3 hours from Houston, 3 hours from Austin, 2 hours from San Antonio, and 35 minutes from Portland. Nearby industrial developments include Cheniere Energy, ExxonMobil's Growth Ventures Plastics Manufacturing plant project in Gregory, and Steel Dynamics' $1.9 Billion steel mill near Sinton.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Kitchen & Bath Showroom Storage Facility Discount Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Sinton
    County
    San Patricio
    State
    Texas
    Longitude
    -97.535147
    Latitude
    28.032647

    Nearby Similar for Sale

    • $350,000
      1,164 SF

      Sinton Commercial Property with Storage

      Well-maintained commercial property in Sinton, Texas, with flexible space.
      516 S San Patricio Street, Sinton, TX 78387
      View Details
    • $334,900
      1,260 SF

      Restaurant with Drive-Thru on Highway

      Commercial property with drive-thru, ideal for restaurant or retail.
      400 S San Patricio, SINTON, TX 78387
      View Details
    • $249,900
      3,050 SF

      Historic Sinton Office Building

      Spacious two-story office building in a prime corner location.
      201 E Sinton Street, Sinton, TX 78387
      View Details
    • $130,000
      1,556 SF

      Downtown Sinton Mixed-Use Property

      Unique, updated mixed-use property in downtown Sinton, Texas.
      112 W Sinton Street, Sinton, TX 78387
      View Details
    • $154,900
      1,920 SF

      Sinton Commercial Property For Sale

      1,920 SF commercial property in high-visibility Sinton location.
      212 E Market Street, Sinton, TX 78387
      View Details
    • $1,149,000

      Sinton Land Ready for Development

      30+/- acres inside city limits, ready for development.
      Hwy 188 lot: 0, Sinton, TX 78387
      View Details
    • $122,000
      1,525 SF

      Commercial Building in High-Visibility Area

      1,525 square foot commercial building with investment potential.
      214 E Market Street, Sinton, TX 78387
      View Details
    • $215,000

      Sinton, TX Commercial Land

      5+/- acre commercial land with highway and road frontage.
      Highway 77 lot: 0, Sinton, TX 78387
      View Details
    • $149,000

      Sinton, TX Land Opportunity

      4.483 acres in Sinton, ready for your vision.
      13921 County Road 962 lot: 00, Sinton, TX 78387
      View Details
    • $544,000

      Pastureland in Sinton, Texas

      31.09 acres of fenced pastureland near Sinton, Texas.
      Cr 984 lot: 10, Sinton, TX 78387
      View Details
    • $42,000

      Sinton, TX 0.16-Acre Lot

      0.16-acre lot in Sinton with utilities available.
      12416 County Road 1256 lot: 4, Sinton, TX 78387
      View Details
    • $1,400,000
      14,288 SF

      Sinton, TX Investment Opportunity

      Leased to Texas Health and Human Services Department, renewing every 5 years.
      1115 E Sinton Street, Sinton, TX 78387
      View Details

    FAQs

    What type of property is this?
    Land - 21-acre lot with mature trees in a growing industrial area.
    Where is this land located?
    The property is located at 4 CR 1196 unit 4 Sinton, TX.
    What is the asking price?
    The asking price for this property is $294,000.
    What are key features of this property?
    This property features: Unrestricted 21‑acre lot in a rapidly growing economic area.; Convenient access to major cities and industrial hubs.; Premier fencing and mature mesquite & oak trees.
    (254) 842-7612
    We can help!
    Listing Contact
    Danny Armstrong
    Danny Armstrong
    Real Estate License ID: 0356677
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    4 CR 1196 unit: 4, Sinton, TX 78387
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!