Corner Office Unit with Ramp
New
For Sale
$129,000
602 N Avenue B, Ingleside, TX 78362
CommercialSale, Ingleside, TX
Property Size928 SF
Lot Size0.14 Acres
Price / SF$139.01
Days on Market3
Property Features for 602 N Avenue B
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
On Street
Accessibility
Accessible Approach with Ramp
Subdivision
Ingleside-Nystrom
Lot features
Corner Lot
Standard status
Active
APN
53313
Size
928 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
NYSTROMS ADDN BLK 4 LOT 1
Legal Description
NYSTROMS ADDN BLK 4 LOT 1
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1943
Floors in Building
1
Building materials
Frame, HardiplankType, WoodSiding
Roof type
Shingle
Listing Agency:
Cass Real Estate
(361) 977-9222
Listed By:
Kenneth Rivard · License #0610287
(361) 687-6582
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 20 at 8:06PM
MLS# 481110
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 928-square-foot office unit is situated on a 0.14-acre lot and requires substantial renovation. The existing layout includes hardwood flooring, a small ancillary room, a carport area, and an accessible ramp leading to the front entry. The structure dates to 1943 and uses frame construction with HardiplankType and wood siding, plus a shingle roof.
The property is positioned at a corner with access from Whitney and visibility along 1069/Main St. Street parking is available on the Whitney side. Its existing configuration has been identified as suitable for office use, a hair salon, or small retail. Public water and public sewer serve the property, while central electric heating and central air conditioning are installed.
The property is positioned at a corner with access from Whitney and visibility along 1069/Main St. Street parking is available on the Whitney side. Its existing configuration has been identified as suitable for office use, a hair salon, or small retail. Public water and public sewer serve the property, while central electric heating and central air conditioning are installed.
Key Highlights
- 928 SF office unit on a 0.14‑acre lot
- Corner position with visibility along 1069/Main St
- Accessible approach with ramp to the front door
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
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
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?
Office units - Street parking, public utilities, and central HVAC support flexible commercial repositioning.
Where is this office units located?
The property is located at 602 N Avenue B 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: 928 SF office unit on a 0.14‑acre lot; Corner position with visibility along 1069/Main St; Accessible approach with ramp to the front door
