Mixed-Use Property with Living
For Sale
$450,000
2814 Main Street, Ingleside, TX 78362
CommercialSale, Ingleside, TX
Property Size3,256 SF
Lot Size0.21 Acres
Price / SF$138.21
Days on Market221
Property Features for 2814 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street, Off Street
Subdivision
Ingleside-Secoy
Lot features
Corner Lot
Standard status
Active
APN
44978
Size
3,256 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
SECOY SUBD BLK A LOTS 8 THRU 10
Legal Description
SECOY SUBD BLK A LOTS 8 THRU 10
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Year built
1943
Floors in Building
1
Building materials
Brick, Concrete
Listing Agency:
PorchLight Realty
(361) 239-4239
Listed By:
Sara Underbrink · License #0788134
(361) 534-0168
Added: Feb 18
Changed: Sep 21
Last Checked: Sep 27 at 5:06PM
MLS# 471013
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 mixed-use property combines two commercial spaces with attached living quarters in a 3,256-square-foot building. The commercial areas are currently occupied by a restaurant and a barber shop, creating a layout suited to multiple business uses alongside residential space. The building was constructed in 1943 with brick and concrete materials.
Located on a corner lot at 2814 Main Street in Ingleside, the property provides both on-street and off-street parking. Cooling includes window units and central air, while public water and public sewer serve the site. The attached living quarters add a residential component to the existing commercial arrangement.
Located on a corner lot at 2814 Main Street in Ingleside, the property provides both on-street and off-street parking. Cooling includes window units and central air, while public water and public sewer serve the site. The attached living quarters add a residential component to the existing commercial arrangement.
Key Highlights
- 3,256‑square‑foot mixed‑use building on 0.2066 acres
- Two commercial spaces currently used as a restaurant and barber shop
- Attached living quarters included
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
$32,967
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
7.33%
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%
$659,340
$659.3K
Cap Rate 7%
$470,957
$471.0K
Cap Rate 9%
$366,300
$366.3K
Market Conditions
NOI Build-Up for 3,256 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
$58.6K $18.00/SF
− Vacancy
−$5.9K −$1.80/SF
EGI
$52.7K $16.20/SF
− OpEx
−$19.8K −$6.07/SF
NOI
$33.0K $10.13/SF
Area
San Patricio County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$659,340
Cap Rate 7%
$470,957
Cap Rate 9%
$366,300
Alternative Uses
Best Use
Specialty Retail
$827.2K
$723.8K – $965.1K
NOI $57,905 @ 7.0% cap · market cap 12.87%
Second Best
Mixed Use
$471.0K
$412.1K – $549.5K
NOI $32,967 @ 7.0% cap · market cap 7.33%
Theoretical Best
Hotel Hospitality
$1.67M
$1.46M – $1.95M
NOI $116,923 @ 7.0% cap · market cap 25.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
56k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Valero Energy
Shops & Services
17,293 visits/mo
0.2 miles
Whataburger
Dining
15,415 visits/mo
0.3 miles
Dollar Tree
Shops & Services
8,537 visits/mo
0.2 miles
Taco Bell
Dining
4,812 visits/mo
0.3 miles
7-Eleven
Shops & Services
4,466 visits/mo
0.3 miles
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
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two commercial spaces and attached living quarters support a flexible mixed-use configuration.
Where is this mixed-use property located?
The property is located at 2814 Main Street Ingleside, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 3,256‑square‑foot mixed‑use building on 0.2066 acres; Two commercial spaces currently used as a restaurant and barber shop; Attached living quarters included
