Office Building with
For Sale
$375,000
5134 Williams Drive, Corpus Christi, TX 78411
CommercialSale, Corpus Christi, TX
Property Size1,540 SF
Lot Size0.25 Acres
Price / SF$243.51
Days on Market232
Property Features for 5134 Williams Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Garage, Off Street
Subdivision
Gardendale #3
Lot features
Corner Lot
Standard status
Active
APN
271100130200
Size
1,540 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
GARDENDALE 3 LT 2O BK 13
Legal Description
GARDENDALE 3 LT 2O BK 13
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1953
Floors in Building
1
Roof type
Shingle
Listing Agency:
Prime Real Estate
(361) 334-7653
Listed By:
Tabitha Hogg · License #0455002
(361) 443-8303
Added: Jan 12
Changed: Aug 21
Last Checked: Sep 1 at 1:06PM
MLS# 469841
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 office property includes 1,540 square feet with four rooms arranged around a spacious reception and waiting area. The layout also provides a full kitchen and 1.5 baths. Additional improvements include a two-car garage and a separate storage building, offering functional support space alongside the main office.
The property is located at 5134 Williams Drive in Corpus Christi, Texas, with the included improvements extending to 5138 Williams Drive. It occupies a corner lot in a high-traffic area and has both garage and off-street parking. CN-1 zoning, public water, public sewer, central air conditioning, and central electric heat are among the property’s documented features. Constructed in 1953, the building has a shingle roof.
The property is located at 5134 Williams Drive in Corpus Christi, Texas, with the included improvements extending to 5138 Williams Drive. It occupies a corner lot in a high-traffic area and has both garage and off-street parking. CN-1 zoning, public water, public sewer, central air conditioning, and central electric heat are among the property’s documented features. Constructed in 1953, the building has a shingle roof.
Key Highlights
- 1,540‑square‑foot office building with four rooms and a large reception/waiting area
- Full kitchen and 1.5 baths within the office layout
- Two‑car garage and separate rear storage building included
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
$22,064
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
5.88%
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%
$441,280
$441.3K
Cap Rate 7%
$315,200
$315.2K
Cap Rate 9%
$245,156
$245.2K
Market Conditions
NOI Build-Up for 1,540 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 $22.44/SF
− Vacancy
−$5.1K −$3.34/SF
EGI
$29.4K $19.10/SF
− OpEx
−$7.4K −$4.78/SF
NOI
$22.1K $14.33/SF
Area
Corpus Christi, TX
Vacancy
14.87%
Lease Rate
$22.44 /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%
$441,280
Cap Rate 7%
$315,200
Cap Rate 9%
$245,156
Alternative Uses
Best Use
Office B
$315.2K
$275.8K – $367.7K
NOI $22,064 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$366.4K
$320.6K – $427.5K
NOI $25,650 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,990
Businesses Nearby
Explore this area
Business Placement
Demographics for 78411, TX
26,150
Population
10,497
Households
2.5
Avg Household Size
40
Median Age
25%
College-Educated
87%
High-School Grad
6.1 sq mi
ZIP Area
4,287
Density / Sq Mi
$60,387
Median Household Income
$31,756
Median Earnings
$1,199
Median Rent
$178,800
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 building - CN-1-zoned office property with multiple rooms, a reception area, kitchen, storage building, and off-street parking.
Where is this office building located?
The property is located at 5134 Williams Drive Corpus Christi, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,540‑square‑foot office building with four rooms and a large reception/waiting area; Full kitchen and 1.5 baths within the office layout; Two‑car garage and separate rear storage building included
