Freestanding Flex Building with Roll-Up
For Sale
$1,995,000
2818 Rodd Field Road, Corpus Christi, TX 78414
Freestanding concrete flex building with full storefront glass, a large roll-up door, and a mezzanine for added flexibility.
Property Size7,200 SF
Lot Size0.59 Acres
Price / SF$277.08
Days on Market230
Property Features for 2818 Rodd Field Road
General Information
Standard status
Active
Size
7,200 SF
Lot size
0.59 Acres
Property subtype
Commercial
Building Details
Year Built
2015
Listing Agency:
Mirabal Montalvo & Associates
Listed By:
James Mirabal · License #0481796
(361) 774-4137
Source:
Phyllisbrowning
Added: Jan 15
Changed: Aug 31
Last Checked: Sep 1 at 9:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Mirabal Montalvo & Associates
Investment Insights
Based on property information with market context.
Freestanding concrete flex building built for flexible commercial use, offering approximately 7,200 SF of interior space, including approximately 2,800 SF of mezzanine area. The interior is described as clean and functional with laminate flooring, showroom lighting, and open-span ceilings. Frontage includes full storefront glass, and the property also has a large roll-up door intended to accommodate a variety of applications.
The building sits on a signalized corner of Rodd Field and Saratoga and is supported by approximately 25,525 SF of parking and land area, supporting site access and circulation. The corridor is described as rapidly expanding and is located near Rally Credit Union headquarters, medical offices, retail centers, and dining.
Owner financing is also stated as being considered with 50–60% down at a competitive rate.
The building sits on a signalized corner of Rodd Field and Saratoga and is supported by approximately 25,525 SF of parking and land area, supporting site access and circulation. The corridor is described as rapidly expanding and is located near Rally Credit Union headquarters, medical offices, retail centers, and dining.
Owner financing is also stated as being considered with 50–60% down at a competitive rate.
Key Highlights
- Freestanding concrete commercial building built in 2015 with over 7,200 SF of interior space
- Includes approximately 2,800 SF mezzanine space plus a large roll‑up door for flexible commercial use
- Full storefront glass frontage and showroom lighting with open‑span ceilings and laminate flooring
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
Flex RnD
$820.7K
$718.2K – $957.5K
NOI $57,452 @ 7.0% cap · market cap 2.88%
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
198
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Freestanding concrete flex building with full storefront glass, a large roll-up door, and a mezzanine for added flexibility.
Where is this flex space 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: Freestanding concrete commercial building built in 2015 with over 7,200 SF of interior space; Includes approximately 2,800 SF mezzanine space plus a large roll‑up door for flexible commercial use; Full storefront glass frontage and showroom lighting with open‑span ceilings and laminate flooring
