Office Building with
For Sale
$375,000
5134 Williams Drive, Corpus Christi, TX 78411
CommercialSale, Corpus Christi, TX
Property Size1,540 SF
Lot Size0.25 Acres
Price / SF$243.51
Days on Market253
Property Features for 5134 Williams Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street, Garage
Subdivision
Gardendale #3
Lot features
Corner Lot
Standard status
Active
APN
271100130200
Size
1,540 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
GARDENDALE 3 LT 2O BK 13
Legal Description
GARDENDALE 3 LT 2O BK 13
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1953
Floors in Building
1
Roof type
Shingle
Listing Agency:
Prime Real Estate
(361) 334-7653
Listed By:
Tabitha Hogg · License #0455002
(361) 443-8303
Added: Jan 12
Changed: Sep 21
Last Checked: Sep 22 at 11:06PM
MLS# 469841
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 office property includes a 1,540-square-foot building arranged with four rooms, a large reception and waiting area, a full kitchen, and 1.5 baths. The improvements also include a two-car garage and a separate storage building. Central electric heating and central air conditioning serve the office, with public water and sewer in place.
Located at 5134 Williams Drive in Corpus Christi, the property has a corner-lot setting and off-street parking. The site is zoned CN-1 and includes a shingle roof. Built in 1953, the property is suited to office use with supporting storage and vehicle capacity.
Located at 5134 Williams Drive in Corpus Christi, the property has a corner-lot setting and off-street parking. The site is zoned CN-1 and includes a shingle roof. Built in 1953, the property is suited to office use with supporting storage and vehicle capacity.
Key Highlights
- 1,540‑square‑foot office building with four rooms
- Large reception and waiting area
- Full kitchen and 1.5 baths
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
$22,064
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
5.88%
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%
$441,280
$441.3K
Cap Rate 7%
$315,200
$315.2K
Cap Rate 9%
$245,156
$245.2K
Market Conditions
NOI Build-Up for 1,540 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
$34.6K $22.44/SF
− Vacancy
−$5.1K −$3.34/SF
EGI
$29.4K $19.10/SF
− OpEx
−$7.4K −$4.78/SF
NOI
$22.1K $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%
$441,280
Cap Rate 7%
$315,200
Cap Rate 9%
$245,156
Alternative Uses
Best Use
Office B
$315.2K
$275.8K – $367.7K
NOI $22,064 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$366.4K
$320.6K – $427.5K
NOI $25,650 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,990
Businesses Nearby
Explore this area
Business Placement
Demographics for 78411, TX
26,150
Population
10,497
Households
2.5
Avg Household Size
40
Median Age
25%
College-Educated
87%
High-School Grad
6.1 sq mi
ZIP Area
4,287
Density / Sq Mi
$60,387
Median Household Income
$31,756
Median Earnings
$1,199
Median Rent
$178,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Office property with multiple rooms, a reception area, kitchen, garage, and rear storage building.
Where is this office building located?
The property is located at 5134 Williams Drive Corpus Christi, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,540‑square‑foot office building with four rooms; Large reception and waiting area; Full kitchen and 1.5 baths
