Mixed-Use Property in Ingleside,
For Sale
$450,000
2814 Main St, Ingleside, TX 78362
Corner lot property with commercial units and living quarters.
Property Size3,256 SF
Price / SF$138.21
Days on Market244
Property Features for 2814 Main St
General Information
Standard status
Active
Size
3,256 SF
Building Details
Year Built
1943
Listing Agency:
PorchLight Realty
Listed By:
Sara Underbrink · License #0788134
(361) 534-0168
Source:
Thebranchinc
Added: Jan 26
Changed: Sep 14
Last Checked: Sep 26 at 10:47AM
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 PorchLight Realty
Investment Insights
Based on property information with market context.
This mixed-use property is located on a corner lot in Ingleside, TX. It features two commercial units and living quarters. Currently, the property operates as a restaurant and a barber shop, providing immediate income potential. The additional residential living area is suitable for an owner-operator or for use as a rental. The property offers high visibility and flexible use options.
Key Highlights
- Prime corner lot location in Ingleside, TX offering high visibility.
- Two commercial units currently operating as a restaurant and barber shop, providing immediate income potential.
- Additional residential living area suitable for owner‑operator or rental use.
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
$32,967
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
7.33%
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%
$659,340
$659.3K
Cap Rate 7%
$470,957
$471.0K
Cap Rate 9%
$366,300
$366.3K
Market Conditions
NOI Build-Up for 3,256 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
$58.6K $18.00/SF
− Vacancy
−$5.9K −$1.80/SF
EGI
$52.7K $16.20/SF
− OpEx
−$19.8K −$6.07/SF
NOI
$33.0K $10.13/SF
Area
San Patricio County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$659,340
Cap Rate 7%
$470,957
Cap Rate 9%
$366,300
Alternative Uses
Best Use
Specialty Retail
$827.2K
$723.8K – $965.1K
NOI $57,905 @ 7.0% cap · market cap 12.87%
Second Best
Mixed Use
$471.0K
$412.1K – $549.5K
NOI $32,967 @ 7.0% cap · market cap 7.33%
Theoretical Best
Hotel Hospitality
$1.67M
$1.46M – $1.95M
NOI $116,923 @ 7.0% cap · market cap 25.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
56k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Valero Energy
Shops & Services
17,293 visits/mo
0.2 miles
Whataburger
Dining
15,415 visits/mo
0.3 miles
Dollar Tree
Shops & Services
8,537 visits/mo
0.2 miles
Taco Bell
Dining
4,812 visits/mo
0.3 miles
7-Eleven
Shops & Services
4,466 visits/mo
0.3 miles
Demographics for 78362, TX
10,238
Population
4,701
Households
2.2
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
18.3 sq mi
ZIP Area
559
Density / Sq Mi
$78,698
Median Household Income
$41,240
Median Earnings
$1,226
Median Rent
$182,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Corner lot property with commercial units and living quarters.
Where is this mixed-use property located?
The property is located at 2814 Main St Ingleside, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Prime corner lot location in Ingleside, TX offering **high visibility**.; Two commercial units currently operating as a restaurant and barber shop, providing **immediate income potential**.; Additional residential living area suitable for owner‑operator or rental use.
