Drive-Through Restaurant
For Sale
$334,900
400 S San Patricio St, Sinton, TX 78387
Operating donut shop with highway exposure in Sinton’s shopping district.
Property Size1,260 SF
Price / SF$265.79
Days on Market291
Property Features for 400 S San Patricio St
General Information
Standard status
Active
Size
1,260 SF
Additional Details
Drive-Thru
Yes
Listing Agency:
RE/MAX Security Real Estate
(281) 381-2233
Listed By:
Terry Socia · License #0409225
(281) 381-2233
Source:
Exprealty
Added: Nov 14, 2025
Changed: Aug 31
Last Checked: Aug 31 at 7:00PM
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 RE/MAX Security Real Estate
Investment Insights
Based on property information with market context.
Located at 400 S San Patricio St in Sinton, this 1,260-square-foot restaurant property is configured for drive-through service. The building is currently operating as a donut shop, providing an existing food-service layout and customer pickup component.
The property sits along a high-traffic highway within Sinton’s shopping district, combining roadside exposure with convenient vehicle access. Its restaurant configuration and established drive-through feature support continued food-service use.
The property sits along a high-traffic highway within Sinton’s shopping district, combining roadside exposure with convenient vehicle access. Its restaurant configuration and established drive-through feature support continued food-service use.
Key Highlights
- 1,260‑square‑foot restaurant building
- Drive‑through service configuration
- Currently operating as a donut 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
$22,408
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
6.69%
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%
$448,160
$448.2K
Cap Rate 7%
$320,114
$320.1K
Cap Rate 9%
$248,978
$249.0K
Market Conditions
NOI Build-Up for 1,260 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
$31.4K $24.96/SF
− Vacancy
−$1.6K −$1.25/SF
EGI
$29.9K $23.71/SF
− OpEx
−$7.5K −$5.93/SF
NOI
$22.4K $17.78/SF
Area
San Patricio County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$448,160
Cap Rate 7%
$320,114
Cap Rate 9%
$248,978
Alternative Uses
Best Use
Specialty Retail
$320.1K
$280.1K – $373.5K
NOI $22,408 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$646.4K
$565.6K – $754.1K
NOI $45,247 @ 7.0% cap · market cap 13.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 78387, TX
9,936
Population
3,762
Households
2.6
Avg Household Size
38
Median Age
11%
College-Educated
81%
High-School Grad
172.2 sq mi
ZIP Area
58
Density / Sq Mi
$48,000
Median Household Income
$29,620
Median Earnings
$918
Median Rent
$122,400
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?
Drive through restaurant - Operating donut shop with highway exposure in Sinton’s shopping district.
Where is this drive through restaurant located?
The property is located at 400 S San Patricio St Sinton, TX.
What is the asking price?
The asking price for this property is $334,900.
What are key features of this property?
This property features: 1,260‑square‑foot restaurant building; Drive‑through service configuration; Currently operating as a donut shop
