Flex Space with Storage
For Sale
$299,900
516 S San Patricio St, Sinton, TX 78387
Corner-lot commercial space combines office functionality with supplemental storage.
Property Size1,164 SF
Price / SF$257.65
Days on Market23
Property Features for 516 S San Patricio St
General Information
Standard status
Active
Size
1,164 SF
Amenities
front lobby/reception area
three private offices
bathroom
kitchenette
back office with mini-split
central heat and air
large storage building with roll-up door
Building Details
Year Built
1961
Buildings
2
Listing Agency:
Coastal Country Real Estate
(361) 944-3120
Listed By:
Shari Kirk · License #0633997
Source:
Thebranchinc
Added: Aug 7
Changed: Aug 28
Last Checked: Aug 29 at 11:53AM
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 Coastal Country Real Estate
Investment Insights
Based on property information with market context.
This 1,164-square-foot flex property, built in 1961, provides a practical combination of office and support space. The interior includes a reception lobby, three private offices, a bathroom, and a kitchenette. Central heat and air serve the primary area, while a mini-split system provides separate climate control in the rear office.
A detached storage building with a roll-up door conveys with the property, expanding capacity for equipment, inventory, records, or workshop activity. The site occupies a corner location with side parking, and the building roof was replaced in 2022. The property is located at 516 S San Patricio St in Sinton, Texas.
A detached storage building with a roll-up door conveys with the property, expanding capacity for equipment, inventory, records, or workshop activity. The site occupies a corner location with side parking, and the building roof was replaced in 2022. The property is located at 516 S San Patricio St in Sinton, Texas.
Key Highlights
- 1,164‑square‑foot flex property on a corner lot
- Three private offices plus reception, bathroom, and kitchenette
- Additional storage building with roll‑up door conveys with sale
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
$15,059
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
5.02%
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%
$301,180
$301.2K
Cap Rate 7%
$215,129
$215.1K
Cap Rate 9%
$167,322
$167.3K
Market Conditions
NOI Build-Up for 1,164 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
$27.7K $23.76/SF
− Vacancy
−$7.6K −$6.51/SF
EGI
$20.1K $17.25/SF
− OpEx
−$5.0K −$4.31/SF
NOI
$15.1K $12.94/SF
Area
San Patricio County, TX
Vacancy
27.40%
Lease Rate
$23.76 /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%
$301,180
Cap Rate 7%
$215,129
Cap Rate 9%
$167,322
Alternative Uses
Best Use
Office B
$215.1K
$188.2K – $251.0K
NOI $15,059 @ 7.0% cap · market cap 5.02%
Second Best
Industrial
$82.8K
$72.5K – $96.6K
NOI $5,798 @ 7.0% cap · market cap 1.93%
Theoretical Best
Hotel Hospitality
$597.1K
$522.5K – $696.7K
NOI $41,799 @ 7.0% cap · market cap 13.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
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 Office 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 - Corner-lot commercial space combines office functionality with supplemental storage.
Where is this flex space located?
The property is located at 516 S San Patricio St Sinton, TX.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 1,164‑square‑foot flex property on a corner lot; Three private offices plus reception, bathroom, and kitchenette; Additional storage building with roll‑up door conveys with sale
