Corner-Lot Office
For Sale
$299,900
516 S San Patricio Street, Sinton, TX 78387
SINGLE_FAMILY - Sinton, TX
Property Size1,164 SF
Lot Size0.15 Acres
Price / SF$257.65
Days on Market157
Property Features for 516 S San Patricio Street
General Information
Property type
Residential
Property subtype
Office
Parking features
Off Street
Subdivision
Sinton-Moss
Lot features
Corner Lot
Standard status
Active
APN
72048
Size
1,164 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
MOSS ADDN BLK 2, PT LOT 5 (0.149 ACRES)
Legal Description
MOSS ADDN BLK 2, PT LOT 5 (0.149 ACRES)
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating), Natural Gas, Central
Cooling system
Central Air, Ductless
Water source
Public
Amenities
lobby/reception area
bathroom
kitchenette
central heat and air
mini-split system
storage building with roll-up door
Building Details
Year built
1961
Floors in Building
1
Building materials
Brick
Listing Agency:
Coastal Country Real Estate
(361) 944-3120
Listed By:
Shari Kirk · License #0633997
(361) 944-3120
Added: Mar 9
Changed: Aug 3
Last Checked: Aug 12 at 9:06PM
MLS# 472962
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.
Brick office building located at 516 S San Patricio Street in Sinton, Texas on a corner lot with convenient side parking for clients and staff. The interior layout includes a front lobby and reception area, three private offices, a bathroom, and a kitchenette, with a back office supported by a ductless mini-split system for additional climate control. The main space is serviced by central heat and central air.
The property also includes a separate large storage building with a roll-up door, which can support equipment, inventory, records storage, or workshop use depending on the needs of the next owner. Parking is provided via off-street spaces. The roof was replaced in 2022. Built in 1961, the building is served by public water and public sewer.
With its adaptable floor plan, client-friendly entry, and additional storage, the property can serve professional offices, retail operations, service providers, or small business headquarters.
The property also includes a separate large storage building with a roll-up door, which can support equipment, inventory, records storage, or workshop use depending on the needs of the next owner. Parking is provided via off-street spaces. The roof was replaced in 2022. Built in 1961, the building is served by public water and public sewer.
With its adaptable floor plan, client-friendly entry, and additional storage, the property can serve professional offices, retail operations, service providers, or small business headquarters.
Key Highlights
- Corner‑lot office building at 516 S San Patricio Street with side parking
- Front lobby and reception area plus three private offices
- Storage building with a roll‑up door conveys with the 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
Warehouse
$110.4K
$96.6K – $128.8K
NOI $7,729 @ 7.0% cap · market cap 2.58%
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
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
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Frequently Asked Questions
What type of property is this?
Office units - Brick office building with a front lobby, three private offices, and off-street side parking, plus a storage building with a roll-up door.
Where is this office units located?
The property is located at 516 S San Patricio Street 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: Corner‑lot office building at 516 S San Patricio Street with side parking; Front lobby and reception area plus three private offices; Storage building with a roll‑up door conveys with the sale
