Multi-Building Flex
New
For Sale
$1,600,000
1125 W MARKET ST, Rockport, TX 78382
COMMERCIAL - ROCKPORT, TX
Property Size9,728 SF
Lot Size1.00 Acre
Price / SF$164.47
Days on Market5
Property Features for 1125 W MARKET ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Subdivision
West Terrace
Elementary school district
RFISD
Middle school district
RFISD
High school district
RFISD
Standard status
Active
Size
9,728 SF
Lot size
1.00 Acre
Building Details
Year built
2015
Floors in Building
1
Number of units
5
Listing Agency:
KUPER SOTHEBY'S INTL. REALTY
(210) 822-8602
Listed By:
KATHY TULLIS · License #0513900
(361) 386-0572
Added: Aug 4
Last Checked: Aug 8 at 5:06PM
MLS# 155746
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 flex property comprises five red steel metal buildings totaling approximately 9,728 square feet on approximately 1 acre. Built in 2015, the complex combines offices, restrooms, warehouse areas, storage bays, and open workspace. Building A contains approximately 4,000 SF with two private offices, a loft office, three restrooms, and warehouse space. Building B provides approximately 2,000 SF with an office, restroom, and work or storage area. Building C adds approximately 3,728 SF with an office, restroom, and open floor plan. Building D contains three storage bays, while Building E includes one storage bay.
The property has approximately 200 feet of frontage along W Market St and approximately 125 feet along Oak Avenue, with two entrances. Existing occupancy includes leased buildings, an owner-occupied component, and a leased storage bay. C zoning is in place, and the property is located in Rockport, Texas.
The property has approximately 200 feet of frontage along W Market St and approximately 125 feet along Oak Avenue, with two entrances. Existing occupancy includes leased buildings, an owner-occupied component, and a leased storage bay. C zoning is in place, and the property is located in Rockport, Texas.
Key Highlights
- Five red steel metal buildings totaling approximately 9,728 square feet
- Approximately 1 acre with approximately 200 feet of frontage on W Market St
- Approximately 125 feet of frontage along Oak Avenue with two entrances
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
$138,631
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
8.66%
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%
$2,772,620
$2.8M
Cap Rate 7%
$1,980,443
$2.0M
Cap Rate 9%
$1,540,344
$1.5M
Market Conditions
NOI Build-Up for 9,728 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
$217.1K $22.32/SF
− Vacancy
−$32.3K −$3.32/SF
EGI
$184.8K $19.00/SF
− OpEx
−$46.2K −$4.75/SF
NOI
$138.6K $14.25/SF
Area
Aransas County, TX
Vacancy
14.87%
Lease Rate
$22.32 /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%
$2,772,620
Cap Rate 7%
$1,980,443
Cap Rate 9%
$1,540,344
Alternative Uses
Best Use
Office B
$1.98M
$1.73M – $2.31M
NOI $138,631 @ 7.0% cap · market cap 8.66%
Second Best
Flex RnD
$1.30M
$1.13M – $1.51M
NOI $90,751 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$3.72M
$3.25M – $4.34M
NOI $260,314 @ 7.0% cap · market cap 16.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Under-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Five-building commercial property with leased, owner-used, and storage space across a versatile business campus.
Where is this flex space located?
The property is located at 1125 W MARKET ST Rockport, TX.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Five red steel metal buildings totaling approximately 9,728 square feet; Approximately 1 acre with approximately 200 feet of frontage on W Market St; Approximately 125 feet of frontage along Oak Avenue with two entrances
