Two-Suite Flex
For Sale
$800,000
Pending
15039 Highway 181, Sinton, TX 78387
Office suites, warehouse improvements, and a fenced yard provide a versatile commercial configuration.
Property Size2,400 SF
Days on Market55
Property Features for 15039 Highway 181
General Information
Standard status
Pending
Size
2,400 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Office Build-Out
2,400 SF
Office Units
2
Amenities
restrooms
breakroom areas
individual meters
separate A/C units
high-fenced yard
security
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
eXp Realty LLC
(361) 876-8866
Listed By:
Frank Holdiness · License #0664561
(361) 876-8866
Source:
Exprealty
Added: Jun 29
Changed: Aug 22
Last Checked: Aug 21 at 11:12AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This flex property combines a 2,400-square-foot office building with substantial industrial improvements on over 5 acres. The office component is arranged as two mirror-image suites, with each suite offering 3 rooms, male and female restrooms, a breakroom area, individual meters, and a separate A/C unit. The layout accommodates separate business operations or multiple occupants.
A large shop/warehouse with an expansive awning adds utility for industrial, storage, or logistics functions. The property also includes a high-fenced yard with abundant parking and security features. Positioned along Highway 181 near Sinton, Texas, the site is described as being near growing industries and a major highway with high traffic counts.
A large shop/warehouse with an expansive awning adds utility for industrial, storage, or logistics functions. The property also includes a high-fenced yard with abundant parking and security features. Positioned along Highway 181 near Sinton, Texas, the site is described as being near growing industries and a major highway with high traffic counts.
Key Highlights
- 2,400‑square‑foot office building divided into two mirror‑image suites
- Each suite includes 3 rooms, male and female restrooms, and a breakroom area
- Individual meters and separate A/C units serve each office 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
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-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 - Office suites, warehouse improvements, and a fenced yard provide a versatile commercial configuration.
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‑square‑foot office building divided into two mirror‑image suites; Each suite includes 3 rooms, male and female restrooms, and a breakroom area; Individual meters and separate A/C units serve each office suite
