Restaurant-Ready
For Sale
$160,000
2826 Main St, Ingleside, TX 78362
A flexible commercial space with a compact kitchen, basic equipment, and parking options for customers.
Property Size1,470 SF
Price / SF$108.84
Days on Market33
Property Features for 2826 Main St
General Information
Standard status
Active
Size
1,470 SF
Additional Details
Anchor Co-Tenants
Granny's Tamales, Buckhorn Saloon
Building Details
Year Built
1943
Listing Agency:
KM Premier Real Estate
(361) 876-0312
Listed By:
Romy Brewer · License #0640299
Source:
Thebranchinc
Added: Jul 31
Changed: Aug 31
Last Checked: Aug 31 at 7:44PM
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 KM Premier Real Estate
Investment Insights
Based on property information with market context.
This 1,470-square-foot storefront was built in 1943 and is offered in as-is condition, allowing the next owner to complete the interior for its intended use. The property includes a small restaurant kitchen with basic equipment conveying to the buyer. It is currently leased for coffee roasting and packaging, while the existing layout may also accommodate retail, coffee shop, or office use.
The property fronts Main Street in Ingleside’s business district, directly across from the Ingleside Community Center and Chamber of Commerce. Granny’s Tamales and Buckhorn Saloon operate in the same plaza, with Kiewit Offshore, Ingleside High School, and other oil and gas businesses nearby. Parking consists of limited spaces at the rear, supplemented by street parking along Main Street.
The property fronts Main Street in Ingleside’s business district, directly across from the Ingleside Community Center and Chamber of Commerce. Granny’s Tamales and Buckhorn Saloon operate in the same plaza, with Kiewit Offshore, Ingleside High School, and other oil and gas businesses nearby. Parking consists of limited spaces at the rear, supplemented by street parking along Main Street.
Key Highlights
- 1,470 SF storefront on Main Street in Ingleside
- Built in 1943 and offered in as‑is condition
- Small restaurant kitchen with basic equipment conveying to buyer
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
$6,589
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
4.12%
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%
$131,780
$131.8K
Cap Rate 7%
$94,129
$94.1K
Cap Rate 9%
$73,211
$73.2K
Market Conditions
NOI Build-Up for 1,470 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
$10.2K $6.96/SF
− Vacancy
−$818 −$0.56/SF
EGI
$9.4K $6.40/SF
− OpEx
−$2.8K −$1.92/SF
NOI
$6.6K $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%
$131,780
Cap Rate 7%
$94,129
Cap Rate 9%
$73,211
Alternative Uses
Best Use
Specialty Retail
$373.5K
$326.8K – $435.7K
NOI $26,142 @ 7.0% cap · market cap 16.34%
Second Best
Retail
$94.1K
$82.4K – $109.8K
NOI $6,589 @ 7.0% cap · market cap 4.12%
Theoretical Best
Hotel Hospitality
$754.1K
$659.9K – $879.8K
NOI $52,788 @ 7.0% cap · market cap 32.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
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Frequently Asked Questions
What type of property is this?
Storefront property - A flexible commercial space with a compact kitchen, basic equipment, and parking options for customers.
Where is this storefront property located?
The property is located at 2826 Main St Ingleside, TX.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: 1,470 SF storefront on Main Street in Ingleside; Built in 1943 and offered in as‑is condition; Small restaurant kitchen with basic equipment conveying to buyer
