Remodeled Live-Work Commercial
For Sale
$215,000
625 N SAM HOUSTON, San Benito, TX 78586
Remodeled live-work property with preserved hardwood floors, new gold light fixtures, quartz countertops, and tankless water heaters.
Property Size1,638 SF
Price / SF$131.26
Days on Market249
Property Features for 625 N SAM HOUSTON
General Information
Standard status
Active
Size
1,638 SF
Property subtype
General Commercial
Amenities
Lot with Trees.
3 Parking Spaces.
Landscaped, Sidewalks, Security Lighting. Downtown, City Road, Paved Road, Wooded.
Building Details
Year Built
1933
Stories
1
Listing Agency:
RE/MAX ELITE
(512) 573-2010
Listed By:
Vanessa Alaniz
(512) 573-2010
Source:
Xome
Added: Dec 18, 2025
Changed: Aug 24
Last Checked: Aug 23 at 10:43AM
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 RE/MAX ELITE
Investment Insights
Based on property information with market context.
This exquisitely remodeled live-work commercial property features preserved hardwood floors, new gold light fixtures, quartz countertops, and energy-efficient tankless water heaters. Designed for dual use, it allows one side to be residential while the other side supports business operations.
The property is described as being adjacent to the San Benito Library, positioning it for everyday convenience.
As presented, the improvements focus on modern finishes and updated systems while retaining the character of the original hardwood flooring.
The property is described as being adjacent to the San Benito Library, positioning it for everyday convenience.
As presented, the improvements focus on modern finishes and updated systems while retaining the character of the original hardwood flooring.
Key Highlights
- Remodeled live‑work property set up to live on one side and operate a business on the other
- Preserved hardwood floors
- New gold light fixtures
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
$16,585
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
7.71%
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%
$331,700
$331.7K
Cap Rate 7%
$236,929
$236.9K
Cap Rate 9%
$184,278
$184.3K
Market Conditions
NOI Build-Up for 1,638 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
$29.5K $18.00/SF
− Vacancy
−$2.9K −$1.80/SF
EGI
$26.5K $16.20/SF
− OpEx
−$10.0K −$6.07/SF
NOI
$16.6K $10.13/SF
Area
Cameron County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$331,700
Cap Rate 7%
$236,929
Cap Rate 9%
$184,278
Alternative Uses
Best Use
Mixed Use
$236.9K
$207.3K – $276.4K
NOI $16,585 @ 7.0% cap · market cap 7.71%
Second Best
Office B
$214.8K
$188.0K – $250.6K
NOI $15,037 @ 7.0% cap · market cap 6.99%
Theoretical Best
Healthcare Medical
$282.0K
$246.8K – $329.0K
NOI $19,742 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 78586, TX
50,135
Population
16,145
Households
3.1
Avg Household Size
32
Median Age
12%
College-Educated
64%
High-School Grad
152.5 sq mi
ZIP Area
329
Density / Sq Mi
$44,158
Median Household Income
$25,906
Median Earnings
$839
Median Rent
$83,200
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?
Live-work space - Remodeled live-work property with preserved hardwood floors, new gold light fixtures, quartz countertops, and tankless water heaters.
Where is this live-work space located?
The property is located at 625 N SAM HOUSTON San Benito, TX.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Remodeled live‑work property set up to live on one side and operate a business on the other; Preserved hardwood floors; New gold light fixtures
