Renovated Office
New
For Sale
$225,000
Pending
525 Clifford Street, Corpus Christi, TX 78404
CommercialSale, Corpus Christi, TX
Property Size1,224 SF
Lot Size0.16 Acres
Days on Market5
Property Features for 525 Clifford Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Del Mar
Standard status
Pending
APN
205000350170
Size
1,224 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
DEL MAR BLK 35 LOT 17
Legal Description
DEL MAR BLK 35 LOT 17
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
private offices
conference room
kitchen
bathroom
fully fenced backyard
security cameras
Ring doorbell
Building Details
Year built
1965
Floors in Building
1
Listing Agency:
Coldwell Banker Pacesetter Steel · Coldwell Banker Real Estate
(361) 992-9231
Listed By:
Jennifer Thomas · License #0580717
(361) 765-7515
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 22 at 9:06PM
MLS# 482607
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 1,224-square-foot office building on a 0.155-acre lot was built in 1965 and recently renovated. The layout includes three private offices, a large conference room, a kitchen, and a bathroom. Improvements include commercial-grade Pergo flooring, light gray shaker cabinetry, quartz countertops, and new windstorm-rated front windows. The HVAC system was replaced in 2026, with central air and electric heating serving the building.
The property includes a large fully fenced backyard, exterior security cameras with 360-degree coverage, and a Ring doorbell. The security equipment conveys with the property. Public water and public sewer serve the site, which is located at 525 Clifford Street in Corpus Christi, Texas.
The property includes a large fully fenced backyard, exterior security cameras with 360-degree coverage, and a Ring doorbell. The security equipment conveys with the property. Public water and public sewer serve the site, which is located at 525 Clifford Street in Corpus Christi, Texas.
Key Highlights
- 1,224‑square‑foot office building on a 0.155‑acre lot
- Three private offices, a large conference room, kitchen, and bathroom
- 2026‑replaced HVAC system with central air and electric heating
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
$17,537
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
7.79%
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%
$350,740
$350.7K
Cap Rate 7%
$250,529
$250.5K
Cap Rate 9%
$194,856
$194.9K
Market Conditions
NOI Build-Up for 1,224 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
$27.5K $22.44/SF
− Vacancy
−$4.1K −$3.34/SF
EGI
$23.4K $19.10/SF
− OpEx
−$5.8K −$4.78/SF
NOI
$17.5K $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%
$350,740
Cap Rate 7%
$250,529
Cap Rate 9%
$194,856
Alternative Uses
Best Use
Office B
$250.5K
$219.2K – $292.3K
NOI $17,537 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$291.2K
$254.8K – $339.8K
NOI $20,387 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,255
Businesses Nearby
Explore this area
Business Placement
Demographics for 78404, TX
15,339
Population
6,884
Households
2.2
Avg Household Size
42
Median Age
23%
College-Educated
79%
High-School Grad
3.2 sq mi
ZIP Area
4,793
Density / Sq Mi
$60,264
Median Household Income
$45,864
Median Earnings
$1,172
Median Rent
$180,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Three private offices, a conference room, kitchen, bathroom, and secured outdoor space support professional operations.
Where is this office building located?
The property is located at 525 Clifford Street Corpus Christi, TX.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1,224‑square‑foot office building on a 0.155‑acre lot; Three private offices, a large conference room, kitchen, and bathroom; 2026‑replaced HVAC system with central air and electric heating
