Commercial Land with Existing
For Sale
$215,000
4014 S Port Avenue, Corpus Christi, TX 78415
CommercialSale, Corpus Christi, TX
Property Size852 SF
Lot Size0.35 Acres
Price / SF$252.35
Days on Market794
Property Features for 4014 S Port Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
IL
Zoning description
IL
Parking features
Off Street
Subdivision
Henton Center
Lot features
Irregular Lot, Level
Standard status
Active
APN
334200000010
Size
852 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Description
HENTON CENTER LT 1R & 2R
Legal Description
HENTON CENTER LT 1R & 2R
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Building materials
Concrete
Roof type
Flat
Listing Agency:
Gene Guernsey & Assoc.Realtors
(361) 992-4663
Listed By:
Gene Guernsey · License #0372996
(361) 960-7653
Added: Jun 21, 2024
Changed: Aug 19
Last Checked: Aug 23 at 11:06PM
MLS# 442882
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 IL-zoned commercial land parcel includes an 852-square-foot concrete building constructed in 1955. The improvements feature a flat roof, central air conditioning, electric and central heating, off-street parking, and an enclosed layout secured by a commercial-grade chain-link fence with a sliding gate.
The property occupies 0.35 acres at 4014 S Port Avenue in Corpus Christi, with approximately 233 feet of frontage along South Port Avenue. It is visible from Highway 286 and adjacent to Home Depot, with new and established industrial and commercial developments nearby. Public water and public sewer serve the property.
The property occupies 0.35 acres at 4014 S Port Avenue in Corpus Christi, with approximately 233 feet of frontage along South Port Avenue. It is visible from Highway 286 and adjacent to Home Depot, with new and established industrial and commercial developments nearby. Public water and public sewer serve the property.
Key Highlights
- 0.35‑acre commercial land parcel with an 852 SF building
- Approximately 233 feet of frontage along South Port Avenue
- IL zoning
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
$9,823
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
4.57%
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%
$196,460
$196.5K
Cap Rate 7%
$140,329
$140.3K
Cap Rate 9%
$109,144
$109.1K
Market Conditions
NOI Build-Up for 852 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
$15.3K $18.00/SF
− Vacancy
−$1.3K −$1.53/SF
EGI
$14.0K $16.47/SF
− OpEx
−$4.2K −$4.94/SF
NOI
$9.8K $11.53/SF
Area
ZIP 78415
Vacancy
8.50%
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%
$196,460
Cap Rate 7%
$140,329
Cap Rate 9%
$109,144
Alternative Uses
Best Use
Retail
$140.3K
$122.8K – $163.7K
NOI $9,823 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$202.7K
$177.4K – $236.5K
NOI $14,191 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
657
Businesses Nearby
Explore this area
Business Placement
Demographics for 78415, TX
38,722
Population
15,465
Households
2.5
Avg Household Size
36
Median Age
11%
College-Educated
80%
High-School Grad
109.2 sq mi
ZIP Area
355
Density / Sq Mi
$53,803
Median Household Income
$31,748
Median Earnings
$1,166
Median Rent
$135,600
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?
Commercial land - IL-zoned parcel includes an enclosed structure, sliding gate, commercial fencing, and public water and sewer service.
Where is this commercial land located?
The property is located at 4014 S Port Avenue Corpus Christi, TX.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 0.35‑acre commercial land parcel with an 852 SF building; Approximately 233 feet of frontage along South Port Avenue; IL zoning
