Freestanding Storefront Building with Roll-Up
For Sale
$1,995,000
2818 Rodd Field Road, Corpus Christi, TX 78414
SINGLE_FAMILY - Corpus Christi, TX
Property Size7,200 SF
Lot Size0.99 Acres
Price / SF$277.08
Days on Market114
Property Features for 2818 Rodd Field Road
General Information
Property type
Residential
Property subtype
Retail
Subdivision
L & L Sub
Lot features
Corner Lot
Standard status
Active
APN
402800000010
Size
7,200 SF
Lot size
0.99 Acres
Taxes and HOA fees
Tax Description
L & L S/D LT 1
Legal Description
L & L S/D LT 1
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2015
Floors in Building
2
Building materials
Concrete
Roof type
Flat
Listing Agency:
Mirabal Montalvo & Associates
(361) 994-1140
Listed By:
James Mirabal · License #0481796
(361) 774-4137
Added: Apr 21
Changed: Aug 2
Last Checked: Aug 12 at 7:06PM
MLS# 475080
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.
Freestanding concrete storefront building built in 2015 offering approximately 7,200 SF of interior space, including about 2,800 SF of mezzanine. The interior features laminate flooring, showroom lighting, open-span ceilings, and full storefront glass frontage. A large roll-up door supports a variety of commercial applications. The site includes approximately 25,525 SF of parking and land area to support access and circulation.
The property sits at a high-visibility, signalized corner on Rodd Field and Saratoga. It is positioned in a rapidly expanding corridor near Rally Credit Union headquarters, medical offices, retail centers, and dining.
Building utilities include public water and public sewer. Heating is central electric and cooling is central air. The roof is flat construction, and the property is supported with on-site parking for day-to-day operations.
The property sits at a high-visibility, signalized corner on Rodd Field and Saratoga. It is positioned in a rapidly expanding corridor near Rally Credit Union headquarters, medical offices, retail centers, and dining.
Building utilities include public water and public sewer. Heating is central electric and cooling is central air. The roof is flat construction, and the property is supported with on-site parking for day-to-day operations.
Key Highlights
- Signalized corner at Rodd Field and Saratoga with full storefront glass frontage
- Approximately 7,200 SF freestanding concrete storefront with about 2,800 SF mezzanine
- Large roll‑up door plus showroom lighting, laminate flooring, and open‑span ceilings
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
$116,122
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
5.82%
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%
$2,322,440
$2.3M
Cap Rate 7%
$1,658,886
$1.7M
Cap Rate 9%
$1,290,244
$1.3M
Market Conditions
NOI Build-Up for 7,200 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
$172.8K $24.00/SF
− Vacancy
−$6.9K −$0.96/SF
EGI
$165.9K $23.04/SF
− OpEx
−$49.8K −$6.91/SF
NOI
$116.1K $16.13/SF
Area
ZIP 78414
Vacancy
4.00%
Lease Rate
$24.00 /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%
$2,322,440
Cap Rate 7%
$1,658,886
Cap Rate 9%
$1,290,244
Alternative Uses
Best Use
Retail
$1.66M
$1.45M – $1.94M
NOI $116,122 @ 7.0% cap · market cap 5.82%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.96M
$1.71M – $2.28M
NOI $136,858 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78414, TX
46,972
Population
20,121
Households
2.3
Avg Household Size
35
Median Age
39%
College-Educated
95%
High-School Grad
14.2 sq mi
ZIP Area
3,308
Density / Sq Mi
$96,788
Median Household Income
$56,626
Median Earnings
$1,549
Median Rent
$271,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Concrete freestanding storefront with showroom lighting, full glass frontage, and a large roll-up door for flexible commercial use.
Where is this storefront property located?
The property is located at 2818 Rodd Field Road Corpus Christi, TX.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Signalized corner at Rodd Field and Saratoga with full storefront glass frontage; Approximately 7,200 SF freestanding concrete storefront with about 2,800 SF mezzanine; Large roll‑up door plus showroom lighting, laminate flooring, and open‑span ceilings
