Corner Lot Retail
For Sale
$189,000
502 W Sinton Street, Sinton, TX 78387
CommercialSale, Sinton, TX
Property Size1,296 SF
Lot Size0.22 Acres
Price / SF$145.83
Days on Market53
Property Features for 502 W Sinton Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Sinton-Sinton Townsite
Lot features
Corner Lot
Standard status
Active
APN
45138
Size
1,296 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Description
SINTON TOWNSITE BLK 29, S/94 LOTS 15 THRU 18 (0.216 ACRES)
Legal Description
SINTON TOWNSITE BLK 29, S/94 LOTS 15 THRU 18 (0.216 ACRES)
Utilities
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Listing Agency:
Prime Real Estate
(361) 334-7653
Listed By:
Hiral Bhakta · License #0716176
(361) 704-2008
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 478823
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 offering is a corner lot retail space with 1,296 square feet of building area and a 0.22-acre site. The property is positioned for a variety of retail and commercial uses, with the defining characteristic being its corner configuration.
Located at 502 W Sinton Street in Sinton, TX 78387 (San Patricio County), the site benefits from street frontage on two sides. That makes it well-suited for tenants or owners looking for visibility and convenient customer approach from more than one direction.
With a modest building footprint and a clear corner setting, the property may fit service-oriented retail, neighborhood convenience concepts, or other light commercial uses where a compact storefront is preferred. The listing encourages buyers to review the site and consider how the corner lot and existing building can work for their specific plans.
Located at 502 W Sinton Street in Sinton, TX 78387 (San Patricio County), the site benefits from street frontage on two sides. That makes it well-suited for tenants or owners looking for visibility and convenient customer approach from more than one direction.
With a modest building footprint and a clear corner setting, the property may fit service-oriented retail, neighborhood convenience concepts, or other light commercial uses where a compact storefront is preferred. The listing encourages buyers to review the site and consider how the corner lot and existing building can work for their specific plans.
Key Highlights
- Year built: 1956
- Water source: public
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
$5,809
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
3.07%
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%
$116,180
$116.2K
Cap Rate 7%
$82,986
$83.0K
Cap Rate 9%
$64,544
$64.5K
Market Conditions
NOI Build-Up for 1,296 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
$9.0K $6.96/SF
− Vacancy
−$722 −$0.56/SF
EGI
$8.3K $6.40/SF
− OpEx
−$2.5K −$1.92/SF
NOI
$5.8K $4.48/SF
Area
San Patricio County, TX
Vacancy
8.00%
Lease Rate
$6.96 /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%
$116,180
Cap Rate 7%
$82,986
Cap Rate 9%
$64,544
Alternative Uses
Best Use
Retail
$83.0K
$72.6K – $96.8K
NOI $5,809 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$664.8K
$581.7K – $775.7K
NOI $46,539 @ 7.0% cap · market cap 24.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
Under-served
Demand for This Use
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.
Similar Off Market Nearby
- Alaniz Boutique- Flowers & Gifts — 516 S San Patricio St, Sinton, TX 78387
Frequently Asked Questions
What type of property is this?
Storefront property - Corner lot retail property in Sinton, TX with a compact building footprint and straightforward site layout.
Where is this storefront property located?
The property is located at 502 W Sinton Street Sinton, TX.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Year built: 1956; Water source: public
