Office Building on Corner
For Sale
$325,000
2597 Main Street, Ingleside, TX 78362
COMMERCIAL - Ingleside, TX
Property Size2,000 SF
Lot Size0.33 Acres
Price / SF$162.50
Days on Market170
Property Features for 2597 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Subdivision
Ingleside-R J Williams
Lot features
Corner Lot
Standard status
Active
APN
71704
Size
2,000 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Description
R J WILLIAMS ADDN BLK 18 LOT 1-5
Legal Description
R J WILLIAMS ADDN BLK 18 LOT 1-5
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Listing Agency:
Vaden MacLeod Real Estate
(361) 523-1494
Listed By:
Autumn MacLeod · License #0609498
(361) 523-1494
Added: Feb 24
Changed: Aug 4
Last Checked: Aug 13 at 5:06AM
MLS# 472329
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.
An office building set on a prime Main Street corner lot at 2597 Main Street in Ingleside, TX. The property sits on multiple lots and includes 2,000 SF of interior space arranged with a lobby/reception area, multiple private offices, a dedicated conference room, a file/storage room, and additional flex/work areas. Many windows help bring in natural light, supporting a functional layout for professional and administrative use.
Built in 1974, the building is heated with electric heat and central heat and cooled with central air. Off-street parking is available, and the site is served by public water and public sewer.
With its corner positioning and multiple-lot configuration, the property offers parking flexibility and room for future expansion or additional development consistent with office uses.
Built in 1974, the building is heated with electric heat and central heat and cooled with central air. Off-street parking is available, and the site is served by public water and public sewer.
With its corner positioning and multiple-lot configuration, the property offers parking flexibility and room for future expansion or additional development consistent with office uses.
Key Highlights
- Corner‑lot office building on Main Street
- 2,000 SF interior with lobby, private offices, and dedicated conference room
- 0.33‑acre site on multiple lots for parking flexibility
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
$25,920
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
7.98%
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%
$518,400
$518.4K
Cap Rate 7%
$370,286
$370.3K
Cap Rate 9%
$288,000
$288.0K
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
$48.0K $24.00/SF
− Vacancy
−$4.8K −$2.40/SF
EGI
$43.2K $21.60/SF
− OpEx
−$17.3K −$8.64/SF
NOI
$25.9K $12.96/SF
Area
San Patricio County, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$518,400
Cap Rate 7%
$370,286
Cap Rate 9%
$288,000
Alternative Uses
Best Use
Healthcare Medical
$370.3K
$324.0K – $432.0K
NOI $25,920 @ 7.0% cap · market cap 7.98%
Second Best
Office B
$369.6K
$323.4K – $431.3K
NOI $25,875 @ 7.0% cap · market cap 7.96%
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 - Office building with lobby, private offices, and conference room, served by central air, off-street parking, and public utilities.
Where is this office building located?
The property is located at 2597 Main Street 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: Corner‑lot office building on Main Street; 2,000 SF interior with lobby, private offices, and dedicated conference room; 0.33‑acre site on multiple lots for parking flexibility
