Flex Space with Gated
For Sale
$275,500
4058 Lou St, Corpus Christi, TX 78405
Newer commercial facility with offices, production space, a drive-in bay, restrooms, parking, and CG-2 zoning.
Property Size2,100 SF
Price / SF$131.19
Days on Market111
Property Features for 4058 Lou St
General Information
Standard status
Active
Size
2,100 SF
Building Details
Year Built
2023
Listing Agency:
Vaden MacLeod Real Estate
(361) 728-1838
Listed By:
Raquel Berger · License #0658184
Source:
Thebranchinc
Added: May 14
Changed: Aug 30
Last Checked: Aug 31 at 7:04PM
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 Vaden MacLeod Real Estate
Investment Insights
Based on property information with market context.
This flex property includes a 2,100-square-foot M & R Construction metal building completed in 2023. The interior provides two offices, a 1,075-square-foot production and supply room, an interior restroom, and one large bay measuring 873.6 square feet with a 10-by-10-foot overhead door. Additional features include an exterior restroom with a tiled walk-in shower, mini-split air conditioning, and a concrete parking area with three to four spaces.
The property is positioned at the corner of Airport Road and Lou Street, between Baldwin and Agnes. A gated and fenced yard provides controlled site access, with one primary entrance and two to three other potential future entrances. The site is zoned CG-2 (Commercial General) and is approximately 1.8 miles from IH-37, 3.7 miles from the Port of Corpus Christi, 8.3 miles from Corpus Christi International Airport, and 4.5 miles from the Crosstown Expressway at SPID.
The property is positioned at the corner of Airport Road and Lou Street, between Baldwin and Agnes. A gated and fenced yard provides controlled site access, with one primary entrance and two to three other potential future entrances. The site is zoned CG-2 (Commercial General) and is approximately 1.8 miles from IH-37, 3.7 miles from the Port of Corpus Christi, 8.3 miles from Corpus Christi International Airport, and 4.5 miles from the Crosstown Expressway at SPID.
Key Highlights
- 2,100‑square‑foot M & R Construction metal building completed in 2023
- Gated and fenced yard at the corner of Airport Road and Lou Street
- Two offices, 1,075‑square‑foot production/supply room, and interior restroom
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
$22,113
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
8.03%
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%
$442,260
$442.3K
Cap Rate 7%
$315,900
$315.9K
Cap Rate 9%
$245,700
$245.7K
Market Conditions
NOI Build-Up for 2,100 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
$37.8K $18.00/SF
− Vacancy
−$3.8K −$1.80/SF
EGI
$34.0K $16.20/SF
− OpEx
−$11.9K −$5.67/SF
NOI
$22.1K $10.53/SF
Area
Corpus Christi, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$442,260
Cap Rate 7%
$315,900
Cap Rate 9%
$245,700
Alternative Uses
Best Use
Flex RnD
$315.9K
$276.4K – $368.6K
NOI $22,113 @ 7.0% cap · market cap 8.03%
Second Best
Warehouse
$199.2K
$174.3K – $232.4K
NOI $13,944 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$499.7K
$437.2K – $583.0K
NOI $34,978 @ 7.0% cap · market cap 12.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78405, TX
14,151
Population
6,068
Households
2.3
Avg Household Size
37
Median Age
4%
College-Educated
62%
High-School Grad
5.1 sq mi
ZIP Area
2,775
Density / Sq Mi
$37,188
Median Household Income
$25,323
Median Earnings
$1,030
Median Rent
$75,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Newer commercial facility with offices, production space, a drive-in bay, restrooms, parking, and CG-2 zoning.
Where is this flex space located?
The property is located at 4058 Lou St Corpus Christi, TX.
What is the asking price?
The asking price for this property is $275,500.
What are key features of this property?
This property features: 2,100‑square‑foot M & R Construction metal building completed in 2023; Gated and fenced yard at the corner of Airport Road and Lou Street; Two offices, 1,075‑square‑foot production/supply room, and interior restroom
