Corner Lot Restaurant with Living
For Sale
$450,000
2814 Main Street, Ingleside, TX 78362
COMMERCIAL - Ingleside, TX
Property Size3,256 SF
Lot Size0.21 Acres
Price / SF$138.21
Days on Market176
Property Features for 2814 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street, On 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
Central Air, Window Unit(s)
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: Aug 5
Last Checked: Aug 13 at 5:06AM
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.
Restaurant building on a high-visibility corner lot featuring two established commercial spaces and attached living quarters. The current configuration includes a restaurant and a barber shop, with a layout designed to support multiple business uses. Central air and window units are provided for climate control, and the building is constructed with brick and concrete.
Parking is available with both off-street and on-street options. The property is served by public water and public sewer. With its mixed-use setup, the attached residential space can support an owner-operator plan or provide additional rental flexibility.
Built in 1943 and located on a 0.21-acre lot, this Ingleside property offers adaptable functionality for restaurants, service-oriented businesses, or other compatible storefront concepts.
Parking is available with both off-street and on-street options. The property is served by public water and public sewer. With its mixed-use setup, the attached residential space can support an owner-operator plan or provide additional rental flexibility.
Built in 1943 and located on a 0.21-acre lot, this Ingleside property offers adaptable functionality for restaurants, service-oriented businesses, or other compatible storefront concepts.
Key Highlights
- 0.21‑acre corner lot with high‑visibility frontage
- Two established commercial spaces plus attached living quarters
- Currently configured as a restaurant and a barber shop
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
$14,594
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
3.24%
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%
$291,880
$291.9K
Cap Rate 7%
$208,486
$208.5K
Cap Rate 9%
$162,156
$162.2K
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
$22.7K $6.96/SF
− Vacancy
−$1.8K −$0.56/SF
EGI
$20.8K $6.40/SF
− OpEx
−$6.3K −$1.92/SF
NOI
$14.6K $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%
$291,880
Cap Rate 7%
$208,486
Cap Rate 9%
$162,156
Alternative Uses
Best Use
Specialty Retail
$827.2K
$723.8K – $965.1K
NOI $57,905 @ 7.0% cap · market cap 12.87%
Second Best
Retail
$208.5K
$182.4K – $243.2K
NOI $14,594 @ 7.0% cap · market cap 3.24%
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
56k
Monthly Visits Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant building on a high-visibility corner lot with attached living quarters and public utilities
Where is this conventional restaurant 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: 0.21‑acre corner lot with high‑visibility frontage; Two established commercial spaces plus attached living quarters; Currently configured as a restaurant and a barber shop
