Mixed-Use Property with Furnished
For Sale
$2,600,000
114 E Avenue J, Port Aransas, TX 78373
CommercialSale, Port Aransas, TX
Property Size5,253 SF
Lot Size0.26 Acres
Price / SF$494.96
Days on Market77
Property Features for 114 E Avenue J
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C2
Zoning description
C2
Security features
Security
Accessibility
Accessible Approach with Ramp
Subdivision
Aransas Holding Co Sub C
Lot features
Landscaped, Level
Directions
Coming from N. Padre on 361 turn right onto Avenue J, the property is located on your right. If coming from downtown Port Aransas, turn left onto Avenue J, and the property is located on your right, at the corner of Avenue J and Ninth.
Standard status
Active
APN
022000510015
Size
5,253 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Description
ARANSAS HOLDING CO S/D C BLK 51 LOT AR
Legal Description
ARANSAS HOLDING CO S/D C BLK 51 LOT AR
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
shared patio
Building Details
Year built
2019
Floors in Building
2
Number of units
3
Building materials
HardiplankType
Roof type
Metal
Listing Agency:
Fathom Realty LLC
(888) 455-6040
Listed By:
Brette Nickelson · License #0727498
(210) 213-8222
Added: Jun 20
Changed: Aug 19
Last Checked: Sep 4 at 10:06AM
MLS# 478320
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 5,253-square-foot mixed-use property, built in 2019, combines commercial and residential components on a 0.26-acre site. The ground floor includes an open area, two office or storage rooms, and a full bathroom, along with an attached private space accessed through its own exterior entrance. A ramp provides an accessible approach.
The upper level contains two furnished units connected by a shared patio. Each unit includes two bedrooms, two full bathrooms, a kitchen, living and dining areas, and a laundry room. The property is located at 114 E Avenue J in Port Aransas and is served by public water and public sewer. Additional construction and building features include Hardiplank siding, a metal roof, central heating, and central air conditioning.
The upper level contains two furnished units connected by a shared patio. Each unit includes two bedrooms, two full bathrooms, a kitchen, living and dining areas, and a laundry room. The property is located at 114 E Avenue J in Port Aransas and is served by public water and public sewer. Additional construction and building features include Hardiplank siding, a metal roof, central heating, and central air conditioning.
Key Highlights
- 5,253‑square‑foot mixed‑use property on 0.26 acres
- C2 zoning in Port Aransas
- Ground floor with open area, two office or storage rooms, and a full bathroom
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
$87,867
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
3.38%
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%
$1,757,340
$1.8M
Cap Rate 7%
$1,255,243
$1.3M
Cap Rate 9%
$976,300
$976.3K
Market Conditions
NOI Build-Up for 5,253 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
$161.4K $30.72/SF
− Vacancy
−$44.2K −$8.42/SF
EGI
$117.2K $22.30/SF
− OpEx
−$29.3K −$5.58/SF
NOI
$87.9K $16.73/SF
Area
Nueces County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$1,757,340
Cap Rate 7%
$1,255,243
Cap Rate 9%
$976,300
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.46M
NOI $87,867 @ 7.0% cap · market cap 3.38%
Second Best
Mixed Use
$1.01M
$886.5K – $1.18M
NOI $70,916 @ 7.0% cap · market cap 2.73%
Theoretical Best
Warehouse
$5.43M
$4.76M – $6.34M
NOI $380,444 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Explore this area
Business Placement
Demographics for 78373, TX
3,134
Population
5,614
Households
0.6
Avg Household Size
56
Median Age
38%
College-Educated
95%
High-School Grad
18.8 sq mi
ZIP Area
167
Density / Sq Mi
$90,000
Median Household Income
$52,353
Median Earnings
$2,226
Median Rent
$518,500
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?
Mixed-use property - C2-zoned property combines flexible commercial space with two furnished residential units and shared outdoor space.
Where is this mixed-use property located?
The property is located at 114 E Avenue J Port Aransas, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 5,253‑square‑foot mixed‑use property on 0.26 acres; C2 zoning in Port Aransas; Ground floor with open area, two office or storage rooms, and a full bathroom
