Built-Out Office
For Sale
$250,000
4600 Ocean Drive, Corpus Christi, TX 78412
CommercialSale, Corpus Christi, TX
Property Size1,696 SF
Lot Size0.08 Acres
Price / SF$147.41
Days on Market48
Property Features for 4600 Ocean Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Assigned
Exterior features
Landscaping
Subdivision
4600 Ocean Drive Condo
Lot features
Landscaped
Standard status
Active
APN
259200000101
Size
1,696 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
4600 OCEAN DRIVE CONDO, BLDG A, UNIT 101, 2.12% OF CA
Legal Description
4600 OCEAN DRIVE CONDO, BLDG A, UNIT 101, 2.12% OF CA
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
pool
gym
event space room
Building Details
Year built
1963
Floors in Building
1
Listing Agency:
Keller Williams Coastal Bend · Keller Williams Realty
(361) 225-7900
Listed By:
Will Storbeck · License #0722582
(361) 249-4770
Added: Jul 16
Changed: Aug 19
Last Checked: Sep 1 at 2:06AM
MLS# 479541
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 1,696-square-foot office unit is arranged for immediate professional use, with two front rooms suited to reception and waiting functions, two larger rear conference rooms, three hallway offices, a kitchenette-style break area, and two full bathrooms with showers. Central air conditioning and electric heat serve the interior, while assigned parking is provided.
The unit is located in the 1963 4600 Building at 4600 Ocean Drive in Corpus Christi. The property is dually zoned for commercial and residential use, including the possibility of combining both. Exterior maintenance is covered through the HOA, and ownership includes access to a pool, gym, and reservable event space. Public water and sewer service, along with landscaped grounds, complete the property’s existing infrastructure.
The unit is located in the 1963 4600 Building at 4600 Ocean Drive in Corpus Christi. The property is dually zoned for commercial and residential use, including the possibility of combining both. Exterior maintenance is covered through the HOA, and ownership includes access to a pool, gym, and reservable event space. Public water and sewer service, along with landscaped grounds, complete the property’s existing infrastructure.
Key Highlights
- 1,696‑square‑foot built‑out office unit
- Dually zoned for commercial and residential use, including combined use
- Layout includes reception and waiting areas, conference rooms, 3 offices, kitchenette, and 2 full bathrooms
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
$21,278
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
8.51%
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%
$425,560
$425.6K
Cap Rate 7%
$303,971
$304.0K
Cap Rate 9%
$236,422
$236.4K
Market Conditions
NOI Build-Up for 1,696 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
$34.6K $20.40/SF
− Vacancy
−$6.2K −$3.67/SF
EGI
$28.4K $16.73/SF
− OpEx
−$7.1K −$4.18/SF
NOI
$21.3K $12.55/SF
Area
ZIP 78412
Vacancy
18.00%
Lease Rate
$20.40 /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%
$425,560
Cap Rate 7%
$303,971
Cap Rate 9%
$236,422
Alternative Uses
Best Use
Office B
$304.0K
$266.0K – $354.6K
NOI $21,278 @ 7.0% cap · market cap 8.51%
Second Best
Mixed Use
$287.8K
$251.9K – $335.8K
NOI $20,148 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$415.2K
$363.3K – $484.4K
NOI $29,063 @ 7.0% cap · market cap 11.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Explore this area
Business Placement
Demographics for 78412, TX
38,783
Population
16,874
Households
2.3
Avg Household Size
33
Median Age
31%
College-Educated
91%
High-School Grad
8.6 sq mi
ZIP Area
4,510
Density / Sq Mi
$60,509
Median Household Income
$32,154
Median Earnings
$1,242
Median Rent
$188,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Configured with reception, conference rooms, multiple offices, a kitchenette, and full bathrooms.
Where is this office units located?
The property is located at 4600 Ocean Drive Corpus Christi, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,696‑square‑foot built‑out office unit; Dually zoned for commercial and residential use, including combined use; Layout includes reception and waiting areas, conference rooms, 3 offices, kitchenette, and 2 full bathrooms
