Office Building With
For Sale
$250,000
516 S San Patricio Street, Sinton, TX 78387
CommercialSale, Sinton, TX
Property Size1,164 SF
Lot Size0.15 Acres
Price / SF$214.78
Days on Market180
Property Features for 516 S San Patricio Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Off Street
Subdivision
Sinton-Moss
Lot features
Corner Lot
Standard status
Active
APN
72048
Size
1,164 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
MOSS ADDN BLK 2, PT LOT 5 (0.149 ACRES)
Legal Description
MOSS ADDN BLK 2, PT LOT 5 (0.149 ACRES)
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central, Ductless (Heating)
Cooling system
Central Air, Ductless
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Building materials
Brick
Listing Agency:
Coastal Country Real Estate
Listed By:
Shari Kirk · License #0633997
(361) 944-3120
Added: Mar 9
Changed: Aug 19
Last Checked: Sep 4 at 12:06AM
MLS# 472962
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 1,164-square-foot office building on a 0.15-acre lot was built in 1961 and provides a practical commercial layout. The interior includes a reception area, three private offices, a bathroom, kitchenette, and rear office. Central heat and air serve the main space, while the rear office has ductless climate control. Brick construction and public water and sewer are also reported.
A separate storage building is included with the property and has a roll-up door for handling equipment, inventory, records, or workshop materials. The roof was replaced in 2022. Located at 516 S San Patricio Street in Sinton, the property occupies a corner lot with off-street side parking and visibility from the surrounding streets. Its office configuration and supplemental storage support a range of professional, retail, service, or small-business uses identified in the property information.
A separate storage building is included with the property and has a roll-up door for handling equipment, inventory, records, or workshop materials. The roof was replaced in 2022. Located at 516 S San Patricio Street in Sinton, the property occupies a corner lot with off-street side parking and visibility from the surrounding streets. Its office configuration and supplemental storage support a range of professional, retail, service, or small-business uses identified in the property information.
Key Highlights
- 1,164‑square‑foot office building on a 0.15‑acre lot
- Three private offices plus reception, bathroom, kitchenette, and rear office
- Separate storage building with roll‑up door conveys with the property
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
$15,059
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
6.02%
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%
$301,180
$301.2K
Cap Rate 7%
$215,129
$215.1K
Cap Rate 9%
$167,322
$167.3K
Market Conditions
NOI Build-Up for 1,164 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
$27.7K $23.76/SF
− Vacancy
−$7.6K −$6.51/SF
EGI
$20.1K $17.25/SF
− OpEx
−$5.0K −$4.31/SF
NOI
$15.1K $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%
$301,180
Cap Rate 7%
$215,129
Cap Rate 9%
$167,322
Alternative Uses
Best Use
Office B
$215.1K
$188.2K – $251.0K
NOI $15,059 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$597.1K
$522.5K – $696.7K
NOI $41,799 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
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?
Office building - Corner-lot property with private offices, off-street parking, and a separate storage structure.
Where is this office building located?
The property is located at 516 S San Patricio Street Sinton, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,164‑square‑foot office building on a 0.15‑acre lot; Three private offices plus reception, bathroom, kitchenette, and rear office; Separate storage building with roll‑up door conveys with the property
