Prime Commercial Property For
For Sale
$525,000
310 306 302 Staples Street, Corpus Christi, TX 78401
CommercialSale, Corpus Christi, TX
Property Size2,820 SF
Lot Size0.65 Acres
Price / SF$186.17
Days on Market525
Property Features for 310 306 302 Staples Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commer
Zoning description
Commer
Parking features
Off Street
Subdivision
South Bluff
Standard status
Active
APN
200022728,200022726
Size
2,820 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Description
310, 306 & 302 Staples St Corpus Christi, Texas 78401 South Bluff .312 Acres of Lts 6,7 & all of lot 8, Bk 14. It also includes 1017 Laredo So Bluff, .156 Acres of Lots 6 &7 Bk 14. A combined total of .468 Acres for a total of 20,386 sq ft.
Legal Description
310, 306 & 302 Staples St Corpus Christi, Texas 78401 South Bluff .312 Acres of Lts 6,7 & all of lot 8, Bk 14. It also includes 1017 Laredo So Bluff, .156 Acres of Lots 6 &7 Bk 14. A combined total of .468 Acres for a total of 20,386 sq ft.
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1900
Floors in Building
1
Listing Agency:
Garron Dean & Associates
(361) 992-4182
Listed By:
Gloria Redding · License #0501944
(361) 765-1897
Added: Mar 26, 2025
Changed: Aug 19
Last Checked: Sep 1 at 2:06AM
MLS# 456504
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 commercial property is located in uptown Corpus Christi, situated on the corner of S. Staples and Laredo St. The property consists of two separate tax ID numbers. There are two buildings on the lot. One is a one-story stucco strip center facing Staples Street, which may require demolition. The other is a wood house facing Laredo Street, which is in need of repair but could be renovated. The property is zoned commercial and offers high traffic and signage visibility.
Key Highlights
- Prime commercial location in uptown Corpus Christi.
- High traffic and signage visibility.
- Two separate tax ID numbers.
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
$34,111
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
6.50%
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%
$682,220
$682.2K
Cap Rate 7%
$487,300
$487.3K
Cap Rate 9%
$379,011
$379.0K
Market Conditions
NOI Build-Up for 2,820 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
$50.8K $18.00/SF
− Vacancy
−$2.0K −$0.72/SF
EGI
$48.7K $17.28/SF
− OpEx
−$14.6K −$5.18/SF
NOI
$34.1K $12.10/SF
Area
Corpus Christi, TX
Vacancy
4.00%
Lease Rate
$18.00 /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%
$682,220
Cap Rate 7%
$487,300
Cap Rate 9%
$379,011
Alternative Uses
Best Use
Retail
$487.3K
$426.4K – $568.5K
NOI $34,111 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$671.0K
$587.1K – $782.8K
NOI $46,970 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,584
Businesses Nearby
Explore this area
Business Placement
Demographics for 78401, TX
4,701
Population
2,115
Households
2.2
Avg Household Size
44
Median Age
15%
College-Educated
78%
High-School Grad
2.2 sq mi
ZIP Area
2,137
Density / Sq Mi
$37,796
Median Household Income
$22,254
Median Earnings
$930
Median Rent
$76,100
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?
Strip mall - Commercial property in uptown Corpus Christi with high traffic visibility.
Where is this strip mall located?
The property is located at 310 306 302 Staples Street Corpus Christi, TX.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Prime commercial location in uptown Corpus Christi.; High traffic and signage visibility.; Two separate tax ID numbers.
