Flex Space with Two Office
For Sale
$800,000
15039 Highway 181, Sinton, TX 78387
SINGLE_FAMILY - Sinton, TX
Property Size2,400 SF
Lot Size5.20 Acres
Price / SF$333.33
Days on Market48
Property Features for 15039 Highway 181
General Information
Property type
Residential
Property subtype
Office
Parking features
Off Street, Covered, Carport
Security features
Security
Accessibility
Accessible Approach with Ramp
Subdivision
Ssi-Paul Sub-Welder
Standard status
Active
APN
59641
Size
2,400 SF
Lot size
5.20 Acres
Taxes and HOA fees
Tax Description
GEO H PAUL SUBD J J WELDER SEC 23, PT TR 60, 61 (5.1979 ACRES)
Legal Description
GEO H PAUL SUBD J J WELDER SEC 23, PT TR 60, 61 (5.1979 ACRES)
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Well
Amenities
breakroom areas
separate A/C units
Building Details
Year built
1962
Floors in Building
1
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Frank Holdiness · License #0664561
(361) 876-8866
Added: Jun 29
Changed: Aug 13
Last Checked: Aug 15 at 4:06AM
MLS# 478667
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.
Flex space at 15039 Highway 181 in Sinton, Texas, featuring an office building totaling 2,400 square feet divided into two mirror-image suites. Each suite includes three rooms, male and female restrooms, and breakroom areas, with separate A/C units and individual meters. The property also includes a massive shop/warehouse with an expansive awning for industrial, storage, or logistics use. A high-fenced yard provides additional security and room for operations.
Set on 5.2 acres, the property includes carport, covered, and off-street parking. Accessibility is supported by an accessible approach with a ramp. Heating is electric with central heat, and cooling is central air. The property uses well water.
Built in 1962, this flex configuration can support multiple tenants or businesses seeking separate, functional office spaces alongside a larger warehouse/shop area.
Set on 5.2 acres, the property includes carport, covered, and off-street parking. Accessibility is supported by an accessible approach with a ramp. Heating is electric with central heat, and cooling is central air. The property uses well water.
Built in 1962, this flex configuration can support multiple tenants or businesses seeking separate, functional office spaces alongside a larger warehouse/shop area.
Key Highlights
- 2,400 SF office building split into two mirror‑image suites
- Each suite has three rooms, male/female restrooms, and a breakroom
- Separate A/C units and individual meters for each suite
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
$31,050
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
3.88%
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%
$621,000
$621.0K
Cap Rate 7%
$443,571
$443.6K
Cap Rate 9%
$345,000
$345.0K
Market Conditions
NOI Build-Up for 2,400 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
$57.0K $23.76/SF
− Vacancy
−$15.6K −$6.51/SF
EGI
$41.4K $17.25/SF
− OpEx
−$10.3K −$4.31/SF
NOI
$31.0K $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%
$621,000
Cap Rate 7%
$443,571
Cap Rate 9%
$345,000
Alternative Uses
Best Use
Office B
$443.6K
$388.1K – $517.5K
NOI $31,050 @ 7.0% cap · market cap 3.88%
Second Best
Warehouse
$227.7K
$199.2K – $265.6K
NOI $15,936 @ 7.0% cap · market cap 1.99%
Theoretical Best
Hotel Hospitality
$1.23M
$1.08M – $1.44M
NOI $86,184 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Flex space on Highway 181 with a two-suite office layout, separate restrooms, and individual A/C units plus a fenced yard.
Where is this flex space located?
The property is located at 15039 Highway 181 Sinton, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 2,400 SF office building split into two mirror‑image suites; Each suite has three rooms, male/female restrooms, and a breakroom; Separate A/C units and individual meters for each suite
