Office Units with Storage
For Sale
$250,000
516 S San Patricio Street, Sinton, TX 78387
CommercialSale, Sinton, TX
Property Size1,164 SF
Lot Size0.15 Acres
Price / SF$214.78
Days on Market202
Property Features for 516 S San Patricio Street
General Information
Property type
Commercial Sale
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), Central, Natural Gas
Cooling system
Central Air, Ductless
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Building materials
Brick
Listing Agency:
Coastal Country Real Estate
Listed By:
Shari Kirk · License #0633997
(361) 944-3120
Added: Mar 9
Changed: Sep 21
Last Checked: Sep 26 at 11:06PM
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.
This 1,164-square-foot office property at 516 S San Patricio Street in Sinton occupies a 0.1492-acre corner lot and includes a reception area, three private offices, a bathroom, and a kitchenette. A separate storage building with a roll-up door provides additional enclosed space for equipment, inventory, records, or workshop functions. The main building has central heating and air conditioning, while the back office also includes a ductless mini-split system. Brick construction and public water and sewer serve the property.
Off-street side parking supports visitor and staff access. The roof was replaced in 2022, and the building dates to 1961. Its office configuration and additional storage support professional, retail, service, or small-business operations, subject to applicable requirements.
Off-street side parking supports visitor and staff access. The roof was replaced in 2022, and the building dates to 1961. Its office configuration and additional storage support professional, retail, service, or small-business operations, subject to applicable requirements.
Key Highlights
- 1,164 SF office property on a 0.1492‑acre corner lot
- Three private offices plus reception area, bathroom, and kitchenette
- Separate storage building with 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
6.02%
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 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$597.1K
$522.5K – $696.7K
NOI $41,799 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Office units - Corner-lot office property with private workrooms, customer parking, climate control, and supplemental storage capacity.
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 $250,000.
What are key features of this property?
This property features: 1,164 SF office property on a 0.1492‑acre corner lot; Three private offices plus reception area, bathroom, and kitchenette; Separate storage building with roll‑up door conveys with the sale
