Flexible Office
New
For Sale
$950,000
5705 Gollihar, Corpus Christi, TX 78412
CommercialSale, Corpus Christi, TX
Property Size3,971 SF
Lot Size0.60 Acres
Price / SF$239.23
Days on Market6
Property Features for 5705 Gollihar
General Information
Property type
Commercial Sale
Property subtype
Office
Security features
Security
Subdivision
Koolside
Lot features
Corner Lot, Irregular Lot, Level
Standard status
Active
APN
400200070200
Size
3,971 SF
Lot size
0.60 Acres
Taxes and HOA fees
Tax Description
KOOLSIDE BLK 7 LOT 20
Legal Description
KOOLSIDE BLK 7 LOT 20
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1979
Floors in Building
1
Building materials
Stucco
Roof type
Shingle
Listing Agency:
SPowell.com Real Estate
(361) 438-6860
Listed By:
Jonathan Gonzalez · License #0696188
(361) 443-2939
Added: Sep 21
Changed: Sep 26
Last Checked: Sep 26 at 6:06AM
MLS# 482686
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 3,971-square-foot office building contains two sections, each laid out with more than seven offices. The sections can function independently or be joined into a larger workspace. One side is occupied by an established tenant, while the other can support owner occupancy or separate use. A recently replaced roof and on-site parking are additional property features. The parcel contains 0.6 acres.
The property fronts Gollihar Road in Corpus Christi, about one block from the Airline Road corridor. Built in 1979, it has stucco construction, central electric heating and cooling, public water, and public sewer. Its two-part office configuration accommodates separate or combined occupancy.
The property fronts Gollihar Road in Corpus Christi, about one block from the Airline Road corridor. Built in 1979, it has stucco construction, central electric heating and cooling, public water, and public sewer. Its two-part office configuration accommodates separate or combined occupancy.
Key Highlights
- 3,971‑square‑foot office building on a 0.6‑acre parcel
- Two sections with 7+ offices on each side; sections can be connected
- One side is occupied by a long‑standing tenant
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
$49,820
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
5.24%
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%
$996,400
$996.4K
Cap Rate 7%
$711,714
$711.7K
Cap Rate 9%
$553,556
$553.6K
Market Conditions
NOI Build-Up for 3,971 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
$81.0K $20.40/SF
− Vacancy
−$14.6K −$3.67/SF
EGI
$66.4K $16.73/SF
− OpEx
−$16.6K −$4.18/SF
NOI
$49.8K $12.55/SF
Area
ZIP 78412
Vacancy
18.00%
Lease Rate
$20.40 /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%
$996,400
Cap Rate 7%
$711,714
Cap Rate 9%
$553,556
Alternative Uses
Best Use
Office B
$711.7K
$622.8K – $830.3K
NOI $49,820 @ 7.0% cap · market cap 5.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$972.1K
$850.6K – $1.13M
NOI $68,047 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
765
Businesses Nearby
Explore this area
Business Placement
Demographics for 78412, TX
38,783
Population
16,874
Households
2.3
Avg Household Size
33
Median Age
31%
College-Educated
91%
High-School Grad
8.6 sq mi
ZIP Area
4,510
Density / Sq Mi
$60,509
Median Household Income
$32,154
Median Earnings
$1,242
Median Rent
$188,500
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two office sections support separate occupancy or a connected workplace, with one portion currently leased.
Where is this office building located?
The property is located at 5705 Gollihar Corpus Christi, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 3,971‑square‑foot office building on a 0.6‑acre parcel; Two sections with 7+ offices on each side; sections can be connected; One side is occupied by a long‑standing tenant
