Metal Flex Space with Fenced
For Sale
$200,000
810 W Sinton Street, Sinton, TX 78387
CommercialSale, Sinton, TX
Property Size2,300 SF
Lot Size0.19 Acres
Price / SF$86.21
Days on Market73
Property Features for 810 W Sinton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Sinton-Orange Grove
Standard status
Active
APN
64009
Size
2,320 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
ORANGE GROVE SUBD BLK 1, PT LOT 1, 2 (0.191 ACRES)
Legal Description
ORANGE GROVE SUBD BLK 1, PT LOT 1, 2 (0.191 ACRES)
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
AGM Real Estate
(361) 222-0116
Listed By:
Trisha Alvarez · License #0765999
(361) 563-2002
Added: Jun 11
Changed: Aug 19
Last Checked: Aug 22 at 3:06PM
MLS# 478630
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 2,320-square-foot flex property was built in 2000 with metal siding and a metal roof. The interior includes two private offices alongside open space that can accommodate inventory, materials, workstations, or storage. Window-unit cooling serves the building, while public water and public sewer provide utility service.
A concrete driveway fronts the property and supports parking access for trucks, service vehicles, and customers. The rear yard is privately fenced for equipment or material storage. Located at 810 W Sinton Street in Sinton, Texas, the property occupies 0.19 acres and is suited to contractor, retail, storage, and other commercial operations requiring enclosed space with an outdoor yard.
A concrete driveway fronts the property and supports parking access for trucks, service vehicles, and customers. The rear yard is privately fenced for equipment or material storage. Located at 810 W Sinton Street in Sinton, Texas, the property occupies 0.19 acres and is suited to contractor, retail, storage, and other commercial operations requiring enclosed space with an outdoor yard.
Key Highlights
- 2,320 square feet of flex space on a 0.19‑acre property
- Two private offices plus open interior area for inventory, materials, workstations, or storage
- Privately fenced rear yard for equipment or additional material storage
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
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Flex space - Two private offices complement open areas for inventory, materials, workstations, or storage.
Where is this flex space located?
The property is located at 810 W Sinton Street 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 on a 0.19‑acre property; Two private offices plus open interior area for inventory, materials, workstations, or storage; Privately fenced rear yard for equipment or additional material storage
