Corner Office
For Sale
$325,000
2597 Main Street, Ingleside, TX 78362
CommercialSale, Ingleside, TX
Property Size2,000 SF
Lot Size0.33 Acres
Price / SF$162.50
Days on Market215
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
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
lobby/reception area
conference room
file/storage room
flex/work areas
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) 776-0389
Added: Feb 24
Changed: Sep 21
Last Checked: Sep 27 at 5:06PM
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.
This 2,000-square-foot office building at 2597 Main Street includes a reception area, multiple private offices, a conference room, file and storage space, and additional flexible work areas. Large windows bring natural light into the interior, while the layout supports a range of professional office operations. The property was built in 1974 and includes central heating, electric heat, and central air conditioning.
Positioned on a corner site in Ingleside, the property encompasses 0.3343 acres across multiple lots. Off-street parking is available, and the building is served by public water and public sewer. Its Main Street address provides a clearly defined commercial setting for an office user or owner-occupant.
Positioned on a corner site in Ingleside, the property encompasses 0.3343 acres across multiple lots. Off-street parking is available, and the building is served by public water and public sewer. Its Main Street address provides a clearly defined commercial setting for an office user or owner-occupant.
Key Highlights
- 2,000‑square‑foot office building
- 0.3343‑acre corner property on multiple lots
- Reception area, private offices, conference room, and flex/work areas
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
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Main Street office property with private offices, conference space, reception, and off-street parking.
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: 2,000‑square‑foot office building; 0.3343‑acre corner property on multiple lots; Reception area, private offices, conference room, and flex/work areas
