Remodeled Four-Suite Office
For Sale
$329,000
812 N Front Street, Mathis, TX 78368
CommercialSale, Mathis, TX
Property Size2,002 SF
Lot Size0.11 Acres
Price / SF$164.34
Days on Market276
Property Features for 812 N Front Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
On Street
Subdivision
Mathis Railroad Sub
Standard status
Active
APN
41601
Size
2,002 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
MATHIS RAILROAD SUBD LOT 3, 4
Legal Description
MATHIS RAILROAD SUBD LOT 3, 4
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
kitchen
Building Details
Year built
1943
Floors in Building
1
Roof type
Shingle
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Frank Holdiness · License #0664561
(361) 876-8866
Added: Dec 3, 2025
Changed: Sep 3
Last Checked: Sep 5 at 4:06PM
MLS# 468465
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 at 812 N Front Street includes 2,002 square feet arranged across four office suites. The building has undergone remodeling with a replacement roof, refreshed interior, and electrical system upgrades. A fully equipped kitchen and two full bathrooms add practical support space for occupants and staff. Central air conditioning and electric central heating serve the property.
Built in 1943, the building sits on a 0.11-acre parcel in Mathis, Texas. Public water and public sewer serve the site, while on-street parking is available. The office configuration can accommodate professional or retail-oriented operations, subject to applicable requirements.
Built in 1943, the building sits on a 0.11-acre parcel in Mathis, Texas. Public water and public sewer serve the site, while on-street parking is available. The office configuration can accommodate professional or retail-oriented operations, subject to applicable requirements.
Key Highlights
- 2,002‑square‑foot office property with four suites
- Remodeling includes a new roof, updated interior, and upgraded electrical systems
- Fully equipped kitchen and two modern full bathrooms
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
$25,901
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
7.87%
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%
$518,020
$518.0K
Cap Rate 7%
$370,014
$370.0K
Cap Rate 9%
$287,789
$287.8K
Market Conditions
NOI Build-Up for 2,002 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
$47.6K $23.76/SF
− Vacancy
−$13.0K −$6.51/SF
EGI
$34.5K $17.25/SF
− OpEx
−$8.6K −$4.31/SF
NOI
$25.9K $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%
$518,020
Cap Rate 7%
$370,014
Cap Rate 9%
$287,789
Alternative Uses
Best Use
Office B
$370.0K
$323.8K – $431.7K
NOI $25,901 @ 7.0% cap · market cap 7.87%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.03M
$898.7K – $1.20M
NOI $71,892 @ 7.0% cap · market cap 21.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 78368, TX
8,726
Population
4,992
Households
1.7
Avg Household Size
43
Median Age
12%
College-Educated
77%
High-School Grad
206.5 sq mi
ZIP Area
42
Density / Sq Mi
$41,286
Median Household Income
$39,094
Median Earnings
$806
Median Rent
$87,300
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 units - Updated office space with a kitchen, two full bathrooms, and central heating and cooling.
Where is this office units located?
The property is located at 812 N Front Street Mathis, TX.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 2,002‑square‑foot office property with four suites; Remodeling includes a new roof, updated interior, and upgraded electrical systems; Fully equipped kitchen and two modern full bathrooms
