Corner Storefront
For Sale
$129,000
602 Main St, Ingleside, TX 78362
Includes side parking, a front-entry ramp, and a carport that could be finished as a garage.
Property Size928 SF
Price / SF$139.01
Days on Market12
Property Features for 602 Main St
General Information
Standard status
Active
Size
928 SF
Listing Agency:
Cass Real Estate
(361) 687-6582
Listed By:
Kenneth Rivard · License #0610287
(361) 687-6582
Source:
Exprealty
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 8:13PM
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 Cass Real Estate
Investment Insights
Based on property information with market context.
This 928 property is a corner storefront at 602 Main St with an entrance on the Whitney side. The existing interior includes living and bedroom areas with hardwood flooring, plus a small room adjoining the kitchen that can serve as storage, dining, or pantry space. The property needs substantial work, with additional flexibility for improvements to the carport and interior finishes.
Visibility is provided along 1069, with traffic passing by the site. Parking is located on the Whitney side, and a ramp leads to the front door. The property information identifies potential applications including an office, hair salon, or small retail operation. The lot is described as adequately sized for possible expansion.
Visibility is provided along 1069, with traffic passing by the site. Parking is located on the Whitney side, and a ramp leads to the front door. The property information identifies potential applications including an office, hair salon, or small retail operation. The lot is described as adequately sized for possible expansion.
Key Highlights
- Corner location at 602 Main St and Whitney
- 928 property with hardwood flooring in living and bedroom areas
- Visibility along 1069 with traffic passing by
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
$4,160
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
3.22%
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%
$83,200
$83.2K
Cap Rate 7%
$59,429
$59.4K
Cap Rate 9%
$46,222
$46.2K
Market Conditions
NOI Build-Up for 928 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
$6.5K $6.96/SF
− Vacancy
−$517 −$0.56/SF
EGI
$5.9K $6.40/SF
− OpEx
−$1.8K −$1.92/SF
NOI
$4.2K $4.48/SF
Area
San Patricio County, TX
Vacancy
8.00%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
30.00%
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%
$83,200
Cap Rate 7%
$59,429
Cap Rate 9%
$46,222
Alternative Uses
Best Use
Office B
$171.5K
$150.1K – $200.1K
NOI $12,006 @ 7.0% cap · market cap 9.31%
Second Best
Retail
$59.4K
$52.0K – $69.3K
NOI $4,160 @ 7.0% cap · market cap 3.22%
Theoretical Best
Hotel Hospitality
$476.1K
$416.6K – $555.4K
NOI $33,324 @ 7.0% cap · market cap 25.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78362, TX
10,238
Population
4,701
Households
2.2
Avg Household Size
36
Median Age
21%
College-Educated
86%
High-School Grad
18.3 sq mi
ZIP Area
559
Density / Sq Mi
$78,698
Median Household Income
$41,240
Median Earnings
$1,226
Median Rent
$182,600
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?
Storefront property - Includes side parking, a front-entry ramp, and a carport that could be finished as a garage.
Where is this storefront property located?
The property is located at 602 Main St Ingleside, TX.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: Corner location at 602 Main St and Whitney; 928 property with hardwood flooring in living and bedroom areas; Visibility along 1069 with traffic passing by
