Port Aransas Commercial
118 Cut Off Road Port Aransas, TX 78373
118 Cut Off Road, Port Aransas, TX, 78373
$1,395,000
For Sale
$1,395,000
COMMERCIAL - Port Aransas, TX
Property Size3,100 SF
Lot Size0.35 Acres
Price / SF$450
Days on Market112
Property Features for 118 Cut Off Road
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Standard status
- Active
- APN
- 548801420053
- Size
- 3,100 SF
- Lot size
- 0.35 Acres
Taxes and HOA fees
- Tax Description
- MUSTANG ISLAND BLK 142 LOT 5-B
Utilities
- Cooling system
- Central Air
Building Details
- Year built
- 2001
- Floors in Building
- 2
- Building materials
- AluminumSiding
Listing agency
Tarpon Realty
(361) 815-6784
Listed by
Ryan Richter · License #0635792
(361) 815-6784
Added: Apr 3 Updated: Jun 12 at 6:30AM Checked: Jul 23 at 6:06AM
MLS# 474211
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.
Located on a main thoroughfare in Port Aransas, this property at 118 Cut Off Rd offers endless opportunities. The over 15,000 sq ft lot includes a metal building, presenting an open slate for business goals. Previously known as the Sandbar and originally the Rusted Jeep, the property is currently set up as a cocktail lounge. The first floor features a main bar with seating for over 15 patrons, space to mingle, and two restrooms. A second bar seats 8+, with workspace and utilities for a full kitchen behind the bars. Upstairs, there are ship channel views, a third outdoor bar, a second set of customer bathrooms, office space, and a private apartment with a full bath. The property has parking for over 22 vehicles and an outdoor area for expansion. It is surrounded by city department buildings, the Civic Center, and the ferry landing. This location could be suitable for a golf cart shop, boat shop, or rental management business. The property size is 3100 square feet and the lot size is 0.35 acres.
Key Highlights
- Prime location on a main thoroughfare in Port Aransas, near city buildings, the Civic Center, and the ferry landing.
- Large 15,000+ sq ft lot with a metal building offering a blank canvas for various business ventures.
- Currently set up as a cocktail lounge with multiple bars, seating for patrons, and workspace for a full kitchen.
Local Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $77.4k | $24.96 |
| − Vacancy | −$4.4k | −$1.42 |
| EGI | $73.0k | $23.54 |
| − OpEx | −$18.2k | −$5.88 |
| NOI | $54.7k | $17.65 |
3,100 SF · lease $24.96/SF/yr · vacancy 5.70% · expense 25.00%
Alternative Uses
Best Use
Industrial
$2.64M
$2.31M – $3.08M
NOI $184,894 @ 7.0% cap · market cap 13.25%
Second Best
Specialty Retail
$781.8K
$684.1K – $912.1K
NOI $54,724 @ 7.0% cap · market cap 3.92%
Theoretical Best
Warehouse
$3.21M
$2.81M – $3.74M
NOI $224,515 @ 7.0% cap · market cap 16.09%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Bars & Pubs
Similar For Sale Nearby
Similar Off Market Nearby
- Port A Beer Hut — 905 TX-361, Port Aransas, TX 78373
- Bron's Backyard — 314 E Avenue G, Port Aransas, TX 78373
- Third Coast Theater — 502 E Avenue G, Port Aransas, TX 78373
- Tropical Sno of Port Aransas — 501 S Alister St, Port Aransas, TX 78373
- Bron's Shaved Ice and To Go Bar — 314 E Avenue G, Port Aransas, TX 78373
FAQs
What type of property is this?
Bar & Pub - Centrally located property with potential for various business ventures.
Where is this bar & pub located?
The property is located at 118 Cut Off Road Port Aransas, TX.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Prime location on a main thoroughfare in Port Aransas, near city buildings, the Civic Center, and the ferry landing.; Large 15,000+ sq ft lot with a metal building offering a blank canvas for various business ventures.; Currently set up as a cocktail lounge with multiple bars, seating for patrons, and workspace for a full kitchen.
