Downtown Office Building
For Sale
$209,000
625 SAM HOUSTON BLVD., San Benito, TX 78586
Well-preserved office building with two mirror-image units, reception areas, private rooms, and separate HVAC and water heating.
Property Size1,638 SF
Price / SF$127.59
Days on Market164
Property Features for 625 SAM HOUSTON BLVD.
General Information
Standard status
Active
Size
1,638 SF
Property subtype
General Commercial
Additional Details
Office Units
2
Amenities
3
3 Parking Spaces. Paved Driveway.
Sidewalks. Downtown, City Road.
Building Details
Year Built
1933
Year Renovated
2023
Stories
1
Listing Agency:
LOLLY BURNS REAL ESTATE, LLC
(956) 873-3133
Listed By:
CARLY B THOMAS · License #0508807
(956) 873-3133
Source:
Xome
Added: Mar 13
Changed: Aug 12
Last Checked: Aug 23 at 3:57AM
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 LOLLY BURNS REAL ESTATE, LLC
Investment Insights
Based on property information with market context.
This downtown office building is configured as two mirror-image office suites. Each side features an open reception room, two private rooms, a bathroom, a mechanical room, and a back kitchenette or break room. The building is described as having real hardwood floors and quaint architectural details.
Improvements in 2023 included new windows, updated bathrooms, a new roof, paint, and updated front doors. The property has separate tankless water heaters and HVAC systems for each unit, with one shared water meter and one electric meter for the overall building.
The interior includes a door between the two sides, allowing the suites to be used together or separately depending on the tenant’s needs. The building has previously been used as an aesthetics facility, and it may support a variety of office and service uses based on the provided layout.
Improvements in 2023 included new windows, updated bathrooms, a new roof, paint, and updated front doors. The property has separate tankless water heaters and HVAC systems for each unit, with one shared water meter and one electric meter for the overall building.
The interior includes a door between the two sides, allowing the suites to be used together or separately depending on the tenant’s needs. The building has previously been used as an aesthetics facility, and it may support a variety of office and service uses based on the provided layout.
Key Highlights
- Well‑preserved 1933 downtown San Benito office building with two mirror‑image units and separate layouts
- Each side includes an open reception area, two private rooms, bathroom, mechanical room, and a back kitchenette/break room
- 2023 improvements include new windows, updated bathrooms, new roof, paint, and updated front doors
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
$15,037
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
7.19%
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%
$300,740
$300.7K
Cap Rate 7%
$214,814
$214.8K
Cap Rate 9%
$167,078
$167.1K
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
−$9.4K −$5.76/SF
EGI
$20.0K $12.24/SF
− OpEx
−$5.0K −$3.06/SF
NOI
$15.0K $9.18/SF
Area
Cameron County, TX
Vacancy
32.00%
Lease Rate
$18.00 /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%
$300,740
Cap Rate 7%
$214,814
Cap Rate 9%
$167,078
Alternative Uses
Best Use
Office B
$214.8K
$188.0K – $250.6K
NOI $15,037 @ 7.0% cap · market cap 7.19%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$282.0K
$246.8K – $329.0K
NOI $19,742 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
696
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Well-preserved office building with two mirror-image units, reception areas, private rooms, and separate HVAC and water heating.
Where is this office units located?
The property is located at 625 SAM HOUSTON BLVD. San Benito, TX.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: Well‑preserved 1933 downtown San Benito office building with two mirror‑image units and separate layouts; Each side includes an open reception area, two private rooms, bathroom, mechanical room, and a back kitchenette/break room; 2023 improvements include new windows, updated bathrooms, new roof, paint, and updated front doors
