Flex Building with Fenced
For Sale
$200,000
810 W Sinton St, Sinton, TX 78387
Metal construction, private offices, open work area, vehicle parking, and a fenced rear yard support varied commercial operations.
Property Size2,320 SF
Price / SF$86.21
Days on Market8
Property Features for 810 W Sinton St
General Information
Standard status
Active
Size
2,320 SF
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
private fenced yard
Building Details
Year Built
2000
Buildings
1
Construction
metal
Listing Agency:
AGM Real Estate
(361) 563-2002
Listed By:
Trisha Alvarez · License #0765999
Source:
Thebranchinc
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 7:31PM
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 AGM Real Estate
Investment Insights
Based on property information with market context.
This 2,320-square-foot flex building at 810 W Sinton St in Sinton, Texas, was built in 2000. The metal structure includes two private offices and an open interior area suited to inventory storage, materials, or workstations. A concrete driveway extends across the front of the property and provides parking and access for trucks, service vehicles, and customers.
A private fenced yard occupies the rear of the property, providing additional space for equipment or material storage. The configuration supports contractor, retail, and storage uses identified for the property, with a combination of office, open-area, driveway, and yard components.
A private fenced yard occupies the rear of the property, providing additional space for equipment or material storage. The configuration supports contractor, retail, and storage uses identified for the property, with a combination of office, open-area, driveway, and yard components.
Key Highlights
- 2,320 square feet of flex space
- Metal building constructed in 2000
- Two private offices plus open area for inventory, materials, or workstations
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
$15,405
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
7.70%
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%
$308,100
$308.1K
Cap Rate 7%
$220,071
$220.1K
Cap Rate 9%
$171,167
$171.2K
Market Conditions
NOI Build-Up for 2,320 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
$19.5K $8.40/SF
− Vacancy
−$1.4K −$0.59/SF
EGI
$18.1K $7.81/SF
− OpEx
−$2.7K −$1.17/SF
NOI
$15.4K $6.64/SF
Area
San Patricio County, TX
Vacancy
7.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$308,100
Cap Rate 7%
$220,071
Cap Rate 9%
$171,167
Alternative Uses
Best Use
Warehouse
$220.1K
$192.6K – $256.8K
NOI $15,405 @ 7.0% cap · market cap 7.70%
Second Best
Industrial
$165.1K
$144.4K – $192.6K
NOI $11,555 @ 7.0% cap · market cap 5.78%
Theoretical Best
Hotel Hospitality
$1.19M
$1.04M – $1.39M
NOI $83,311 @ 7.0% cap · market cap 41.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78387, TX
9,936
Population
3,762
Households
2.6
Avg Household Size
38
Median Age
11%
College-Educated
81%
High-School Grad
172.2 sq mi
ZIP Area
58
Density / Sq Mi
$48,000
Median Household Income
$29,620
Median Earnings
$918
Median Rent
$122,400
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Metal construction, private offices, open work area, vehicle parking, and a fenced rear yard support varied commercial operations.
Where is this flex space located?
The property is located at 810 W Sinton St Sinton, TX.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 2,320 square feet of flex space; Metal building constructed in 2000; Two private offices plus open area for inventory, materials, or workstations
