Triplex with Private
For Sale
$299,000
105 W James St Apt A-C, Rockport, TX 78382
MULTI_FAMILY - ROCKPORT, TX
Property Size2,126 SF
Lot Size0.36 Acres
Price / SF$140.64
Days on Market253
Property Features for 105 W James St Apt A-C
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
B1
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 4, Bathroom 2, Bedroom 3, Bedroom 1
Parking features
Assigned
Subdivision
Doughty&Mathis
Lot features
Corner, Trees
Elementary school district
Rockport Fulton ISD
Middle school district
Rockport Fulton ISD
High school district
Rockport Fulton ISD
Standard status
Active
Size
2,126 SF
Lot size
0.36 Acres
Amenities
private yard
Building Details
Floors in Building
1
Number of units
3
Building materials
Block, Slab Foundation
Listing Agency:
SPEARS & COMPANY REAL ESTATE
(361) 790-7653
Listed By:
Kelly Blackwell · License #0741251
(361) 564-8508
Added: Dec 20, 2025
Changed: Aug 3
Last Checked: Aug 30 at 11:06AM
MLS# 149230
Copyright © 2026 Rockport Area Association of Realtors. 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 triplex for sale offers a straightforward income-residential configuration with three units total. Two of the three units are currently rented. Each unit includes its own private yard, an amenity designed to add everyday outdoor space for occupants.
The property sits on a lot of approximately 0.3554 acres and is located off Highway 35 in Rockport, near local restaurants, shops, and area beaches. Zoning is listed as B1.
With three separate units and private yards for residents, this property provides a manageable setup for maintaining rental income while keeping options open for future considerations based on buyer intent.
The property sits on a lot of approximately 0.3554 acres and is located off Highway 35 in Rockport, near local restaurants, shops, and area beaches. Zoning is listed as B1.
With three separate units and private yards for residents, this property provides a manageable setup for maintaining rental income while keeping options open for future considerations based on buyer intent.
Key Highlights
- Triplex in Rockport near restaurants, shops, and area beaches
- Located on a large lot off Highway 35
- Two of the three units are currently rented
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
$19,651
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
6.57%
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%
$393,020
$393.0K
Cap Rate 7%
$280,729
$280.7K
Cap Rate 9%
$218,344
$218.3K
Market Conditions
NOI Build-Up for 2,126 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
$31.9K $15.00/SF
− Vacancy
−$3.8K −$1.80/SF
EGI
$28.1K $13.20/SF
− OpEx
−$8.4K −$3.96/SF
NOI
$19.7K $9.24/SF
Area
Aransas County, TX
Vacancy
11.97%
Lease Rate
$15.00 /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%
$393,020
Cap Rate 7%
$280,729
Cap Rate 9%
$218,344
Alternative Uses
Best Use
Multifamily LT 5
$280.7K
$245.6K – $327.5K
NOI $19,651 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$248.8K
$217.7K – $290.2K
NOI $17,414 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$812.7K
$711.1K – $948.2K
NOI $56,890 @ 7.0% cap · market cap 19.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 78382, TX
19,432
Population
13,048
Households
1.5
Avg Household Size
53
Median Age
30%
College-Educated
92%
High-School Grad
79.9 sq mi
ZIP Area
243
Density / Sq Mi
$63,434
Median Household Income
$38,741
Median Earnings
$1,147
Median Rent
$238,200
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Triplex - Triplex on B1-zoned lot near Highway 35, with two units currently rented and private yards.
Where is this triplex located?
The property is located at 105 W James St Apt A-C Rockport, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Triplex in Rockport near restaurants, shops, and area beaches; Located on a large lot off Highway 35; Two of the three units are currently rented
