Mixed-Use Building with Upstairs
For Sale
$130,000
112 W Sinton Street, Sinton, TX 78387
Two-level commercial property with central air, electric service, and additional storage.
Property Size1,556 SF
Price / SF$83.55
Days on Market264
Property Features for 112 W Sinton Street
General Information
Standard status
Active
Size
1,556 SF
Property subtype
Office
Amenities
Central Air, Electric
Parking.
On Street.
17x144
Extra Storage. Asphalt, City Road, Paved Road, Interior lot.
Building Details
Year Built
1951
Listing Agency:
(361) 816-3338
Listed By:
Cass Real Estate
(361) 816-3338
Source:
Xome
Added: Dec 10, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Cass Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes 1,556 square feet across a commercial building with an upstairs area that may support living quarters. The interior includes central air and electric service, while additional storage is available on the property. On-street parking serves the building, which sits on a paved city road in an interior-lot setting.
The property is located at 112 W Sinton Street in downtown Sinton, next to the former Sinton movie theater. Its prior occupants and uses have included a hair salon, barber shop, jeweler, tackle shop, and Sinton Christian Fellowship. Built in 1951, the building has been updated and maintained according to the property information.
The property is located at 112 W Sinton Street in downtown Sinton, next to the former Sinton movie theater. Its prior occupants and uses have included a hair salon, barber shop, jeweler, tackle shop, and Sinton Christian Fellowship. Built in 1951, the building has been updated and maintained according to the property information.
Key Highlights
- 1,556‑square‑foot mixed‑use property with an upstairs area that may support living quarters
- Central air and electric service
- Additional storage on 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
$6,974
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
5.36%
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%
$139,480
$139.5K
Cap Rate 7%
$99,629
$99.6K
Cap Rate 9%
$77,489
$77.5K
Market Conditions
NOI Build-Up for 1,556 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
$10.8K $6.96/SF
− Vacancy
−$866 −$0.56/SF
EGI
$10.0K $6.40/SF
− OpEx
−$3.0K −$1.92/SF
NOI
$7.0K $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%
$139,480
Cap Rate 7%
$99,629
Cap Rate 9%
$77,489
Alternative Uses
Best Use
Mixed Use
$225.1K
$196.9K – $262.6K
NOI $15,755 @ 7.0% cap · market cap 12.12%
Second Best
Retail
$99.6K
$87.2K – $116.2K
NOI $6,974 @ 7.0% cap · market cap 5.36%
Theoretical Best
Hotel Hospitality
$798.2K
$698.5K – $931.3K
NOI $55,876 @ 7.0% cap · market cap 42.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
444
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level commercial property with central air, electric service, and additional storage.
Where is this mixed-use property located?
The property is located at 112 W Sinton Street Sinton, TX.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: 1,556‑square‑foot mixed‑use property with an upstairs area that may support living quarters; Central air and electric service; Additional storage on the property
