Corner Office
For Sale
$325,000
2597 Main St, Ingleside, TX 78362
Main Street office property with private rooms, meeting space, parking, and flexible work areas.
Property Size2,000 SF
Price / SF$162.50
Days on Market47
Property Features for 2597 Main St
General Information
Standard status
Active
Size
2,000 SF
Additional Details
Road Access
Yes
Amenities
Welcoming lobby/reception area
Multiple private offices
Dedicated conference room
File/storage room
Additional flex/work areas
Building Details
Year Built
1974
Listing Agency:
Vaden MacLeod Real Estate
(361) 557-0484
Listed By:
Autumn MacLeod · License #0609498
Source:
Thebranchinc
Added: Jul 14
Changed: Aug 28
Last Checked: Aug 29 at 12:15PM
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 Vaden MacLeod Real Estate
Investment Insights
Based on property information with market context.
This 2,000-square-foot office building, constructed in 1974, occupies a corner position at 2597 Main St. The interior includes a lobby and reception area, multiple private offices, a conference room, file and storage space, and additional flexible work areas. Windows provide natural light throughout the layout.
The property spans multiple lots and includes parking, with space that may accommodate future expansion or additional development. Its Main Street address in Ingleside places the building in the Coastal Bend area and supports a professional office setting for the existing configuration.
The property spans multiple lots and includes parking, with space that may accommodate future expansion or additional development. Its Main Street address in Ingleside places the building in the Coastal Bend area and supports a professional office setting for the existing configuration.
Key Highlights
- 2,000‑square‑foot office building constructed in 1974
- Corner property at 2597 Main St, Ingleside, TX 78362
- Multiple lots with on‑site parking
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
$25,875
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
7.96%
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%
$517,500
$517.5K
Cap Rate 7%
$369,643
$369.6K
Cap Rate 9%
$287,500
$287.5K
Market Conditions
NOI Build-Up for 2,000 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
$47.5K $23.76/SF
− Vacancy
−$13.0K −$6.51/SF
EGI
$34.5K $17.25/SF
− OpEx
−$8.6K −$4.31/SF
NOI
$25.9K $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%
$517,500
Cap Rate 7%
$369,643
Cap Rate 9%
$287,500
Alternative Uses
Best Use
Office B
$369.6K
$323.4K – $431.3K
NOI $25,875 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.03M
$897.8K – $1.20M
NOI $71,820 @ 7.0% cap · market cap 22.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Main Street office property with private rooms, meeting space, parking, and flexible work areas.
Where is this office building located?
The property is located at 2597 Main St Ingleside, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2,000‑square‑foot office building constructed in 1974; Corner property at 2597 Main St, Ingleside, TX 78362; Multiple lots with on‑site parking
