Professional Office with Private
For Sale
$175,000
1040 N Sam Houston Blvd, San Benito, TX 78586
Office space includes a kitchen, on-site parking in front and back, and a second private suite with a restroom.
Property Size1,020 SF
Days on Market51
Property Features for 1040 N Sam Houston Blvd
General Information
Standard status
Active
Size
1,020 SF
Property subtype
Other
Additional Details
Highway Access
Yes
Building Details
Building Size
1,020 SF
Year Built
1948
Stories
1
Listing Agency:
Coldwell Banker Impact Properties
Listed By:
Justin Guzman · License #TREC#0833088
(956) 659-8549
Source:
Commercialcafe
Added: Jul 26
Changed: Sep 2
Last Checked: Sep 13 at 5:17AM
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 Coldwell Banker Impact Properties
Investment Insights
Based on property information with market context.
This property offers flexible commercial space suitable for office use, spa/saloon, or day care, with a kitchen included for day-to-day operations. The building also includes a second private suite with a restroom, which can be leased separately or used as an additional office area.
Parking is available in both the front and back of the building. The property is positioned in an area described as being off Sam Houston and near a busy intersection.
A shed in the back of the property is included in the sale and was built in 1948; its current condition is not stated.
Parking is available in both the front and back of the building. The property is positioned in an area described as being off Sam Houston and near a busy intersection.
A shed in the back of the property is included in the sale and was built in 1948; its current condition is not stated.
Key Highlights
- Office space built in 1948
- Includes a kitchen, suitable for a professional office use
- On‑site parking available in front and back of the building
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
$9,364
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
5.35%
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%
$187,280
$187.3K
Cap Rate 7%
$133,771
$133.8K
Cap Rate 9%
$104,044
$104.0K
Market Conditions
NOI Build-Up for 1,020 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
$18.4K $18.00/SF
− Vacancy
−$5.9K −$5.76/SF
EGI
$12.5K $12.24/SF
− OpEx
−$3.1K −$3.06/SF
NOI
$9.4K $9.18/SF
Area
Cameron County, TX
Vacancy
32.00%
Lease Rate
$18.00 /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%
$187,280
Cap Rate 7%
$133,771
Cap Rate 9%
$104,044
Alternative Uses
Best Use
Office B
$133.8K
$117.1K – $156.1K
NOI $9,364 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$175.6K
$153.7K – $204.9K
NOI $12,294 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
560
Businesses Nearby
Explore this area
Business Placement
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Office space includes a kitchen, on-site parking in front and back, and a second private suite with a restroom.
Where is this office units located?
The property is located at 1040 N Sam Houston Blvd San Benito, TX.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Office space built in 1948; Includes a kitchen, suitable for a professional office use; On‑site parking available in front and back of the building
