Mixed-Use Commercial
1703 Highway 35 S, Rockport, TX 78382
COMMERCIAL - Rockport, TX
Property size:
10,688 SFLot size:
0.83 AcresPrice / SF:
$186/SF- Added:
- Mar 12, 2026
- Days on Market:
- 108
- Last Refresh:
- Jun 27 at 8:06 pm
Property Features for 1703 Highway 35 S
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Parking features
- Off Street, Garage
- Standard status
- Active
- APN
- 3800133001000
- Size
- 10,688 SF
- Lot size
- 0.83 Acres
Taxes and HOA fees
- Tax Description
- MANNING, BLOCK 133, LOT 1-RA
Utilities
- Sewer type
- Public Sewer
- Heating system
- Central, Electric (Heating)
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 2006
- Floors in Building
- 2
Listing agent Adam Rivera License #0645190 (210) 872-8683
Listing office Kuper Sotheby's Intl Realty 104 Mustang Blvd., Port Aransas, TX (361) 749-4000
Listing date Mar 12, 2026
MLS# 473140
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.
HighLights
- 4,281‑sq‑ft office/showroom with reception and waiting area, 2 executive offices, 6 support offices, conference room, break room, file room, and 2 restrooms
- Separate 3,900‑sq‑ft warehouse plus ~1,922‑sq‑ft attached storage with dual half‑baths
- 2,680‑sq‑ft residence above the commercial space for executive housing, short‑term rental income, or long‑term leasing
- ICF (Insulated Concrete Form) construction with hurricane‑rated windows for strength, energy efficiency, and sound insulation
- Central heating and central air; public water and public sewer
- Off‑street parking and a garage, with an entry patio featuring two ponds with a circulation system, surrounded by mature palms and landscaping
Overview
This mixed-use property combines a professional office/showroom, warehouse space, and an upstairs residence under one coordinated build. The primary 4,281-square-foot office/showroom includes two executive offices, six additional support offices, a conference room, file room, break room, two restrooms, and an elegant reception and waiting area. For durability and energy efficiency, the structure features ICF (Insulated Concrete Form) construction and hurricane-rated windows. A separate 3,900-square-foot warehouse adds operational flexibility, and an attached 1,922-square-foot storage area includes dual half-baths. Above the commercial space, a 2,680-square-foot residence offers additional flexibility for owner-occupancy or long-term residential use. The exterior is described as white stucco with a tile roof, complemented by an inviting entry patio with two ponds, a circulation system, mature palms, and natural landscaping.
Located at 1703 Highway 35 S in Rockport, Texas, the site includes ample parking with decorative inlaid slab rock and convenient access for clients and staff.
This configuration is well suited for owner-users who need both client-facing office space and warehouse/storage support, as well as tenants or operators seeking an integrated work-and-living arrangement. The current office layout supports professional services such as consulting, design-focused uses, medical or wellness applications, and similar client-based operations, while the separate warehouse and attached storage support day-to-day logistics and project needs.
Located at 1703 Highway 35 S in Rockport, Texas, the site includes ample parking with decorative inlaid slab rock and convenient access for clients and staff.
This configuration is well suited for owner-users who need both client-facing office space and warehouse/storage support, as well as tenants or operators seeking an integrated work-and-living arrangement. The current office layout supports professional services such as consulting, design-focused uses, medical or wellness applications, and similar client-based operations, while the separate warehouse and attached storage support day-to-day logistics and project needs.
Local Financial Insights For Office B
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 | $238.6k | $22.32 |
| − Vacancy | −$35.5k | −$3.32 |
| EGI | $203.1k | $19.00 |
| − OpEx | −$50.8k | −$4.75 |
| NOI | $152.3k | $14.25 |
10,688 SF · lease $22.32/SF/yr · vacancy 14.87% · expense 25.00%
Alternative Uses
Best Use
Office B
$2.18M
$1.90M – $2.54M
NOI $152,312 @ 7.0% cap · market cap 7.63%
Second Best
Mixed Use
$1.65M
$1.44M – $1.92M
NOI $115,430 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$4.09M
$3.58M – $4.77M
NOI $286,003 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Office buildings
Location Insight
- Map
- Local Demand
- City
- Rockport
- County
- Aransas
- State
- Texas
- Longitude
- -97.053238
- Latitude
- 28.062116
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - A versatile office, warehouse, and attached residence setup with durable ICF construction and dedicated storage for operational flexibility.
Where is this mixed-use property located?
The property is located at 1703 Highway 35 S Rockport, TX.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 4,281‑sq‑ft office/showroom with reception and waiting area, 2 executive offices, 6 support offices, conference room, break room, file room, and 2 restrooms; Separate 3,900‑sq‑ft warehouse plus ~1,922‑sq‑ft attached storage with dual half‑baths; 2,680‑sq‑ft residence above the commercial space for executive housing, short‑term rental income, or long‑term leasing
