Mixed-Use Building with Rear
New
For Sale
$390,000
205 S Rachal St, Sinton, TX 78387
A street-facing commercial suite and separate rear living quarters share one building in Sinton’s central business district.
Property Size4,000 SF
Price / SF$97.50
Days on Market4
Property Features for 205 S Rachal St
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Commercial
Building Details
Year Built
1942
Buildings
1
Listing Agency:
First Texas Realty
(361) 592-8226
Listed By:
Homecity Real Estate
(361) 792-0222
Source:
Homecity
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 7:09AM
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 First Texas Realty
Investment Insights
Based on property information with market context.
This 4,000-square-foot mixed-use building combines approximately 2,770 SF of office and commercial area with 1,230 SF of private residential space. The front suite has a storefront with multiple windows, four offices arranged off a central hallway, two restrooms, and a dedicated monument sign. At the rear, the residence includes three bedrooms, one bathroom, an open living, dining, and kitchen area, and a remodeled kitchen. It has a private exterior entrance, rear access, and owner parking. The building dates to 1942. Recent work includes replacement of two AC units and the roof, which is modified bitumen; a drop ceiling with insulation was also installed.
The property is on S Rachal Street in Sinton’s central business district, amid business and residential uses. A pharmacy is across the street, a restaurant and bar is next door, and Sinton Sips Nutrition is nearby. Apartments are present along the block, and a bakery is returning to the corner. The property is being sold as-is, where-is; proposed uses and property information should be verified with the appropriate authorities.
The property is on S Rachal Street in Sinton’s central business district, amid business and residential uses. A pharmacy is across the street, a restaurant and bar is next door, and Sinton Sips Nutrition is nearby. Apartments are present along the block, and a bakery is returning to the corner. The property is being sold as-is, where-is; proposed uses and property information should be verified with the appropriate authorities.
Key Highlights
- Approximately 2,770 SF of front office/commercial space and 1,230 SF of rear residential space
- Residential area has 3 bedrooms, 1 bathroom, an open living/dining/kitchen area, and a remodeled kitchen
- Commercial suite features a storefront, several front windows, 4 offices, and 2 restrooms
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
$17,929
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
4.60%
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%
$358,580
$358.6K
Cap Rate 7%
$256,129
$256.1K
Cap Rate 9%
$199,211
$199.2K
Market Conditions
NOI Build-Up for 4,000 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
$27.8K $6.96/SF
− Vacancy
−$2.2K −$0.56/SF
EGI
$25.6K $6.40/SF
− OpEx
−$7.7K −$1.92/SF
NOI
$17.9K $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%
$358,580
Cap Rate 7%
$256,129
Cap Rate 9%
$199,211
Alternative Uses
Best Use
Mixed Use
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 10.38%
Second Best
Retail
$256.1K
$224.1K – $298.8K
NOI $17,929 @ 7.0% cap · market cap 4.60%
Theoretical Best
Hotel Hospitality
$2.05M
$1.80M – $2.39M
NOI $143,640 @ 7.0% cap · market cap 36.83%
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
444
Businesses Nearby
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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
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A street-facing commercial suite and separate rear living quarters share one building in Sinton’s central business district.
Where is this mixed-use property located?
The property is located at 205 S Rachal St Sinton, TX.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Approximately 2,770 SF of front office/commercial space and 1,230 SF of rear residential space; Residential area has 3 bedrooms, 1 bathroom, an open living/dining/kitchen area, and a remodeled kitchen; Commercial suite features a storefront, several front windows, 4 offices, and 2 restrooms
