Retail
For Sale
$140,000
Pending
217 W Nelson Avenue, Aransas Pass, TX 78336
CommercialSale, Aransas Pass, TX
Property Size1,080 SF
Lot Size0.14 Acres
Days on Market136
Property Features for 217 W Nelson Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street, Off Street
Subdivision
Aransas Pass-Townsite
Lot features
Corner Lot, Wooded
Standard status
Pending
APN
65026
Size
1,080 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
CITY OF ARANSAS PASS TOWNSITE BLK 19, 486 LOTS 30 THRU 32
Legal Description
CITY OF ARANSAS PASS TOWNSITE BLK 19, 486 LOTS 30 THRU 32
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Listing Agency:
Kuper Sotheby's Intl Realty
(361) 749-4000
Listed By:
Rhonda Hance · License #0734590
(816) 244-5383
Added: Apr 22
Changed: Sep 1
Last Checked: Sep 4 at 2:06AM
MLS# 475985
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 1,080-square-foot commercial storefront occupies a 0.14-acre parcel at 217 W Nelson Avenue in Aransas Pass. The property has a flexible interior arrangement and a retro-inspired appearance, with prior use as a beauty salon. Its configuration may accommodate retail, salon, boutique, or service-oriented operations, subject to applicable requirements.
Constructed in 1950, the property is served by public water and public sewer. Central air conditioning and central electric heat support year-round interior comfort. Parking is available both on the street and off street, providing practical access for customers and staff. The property is identified for commercial use and is located just off the boulevard in Aransas Pass, Texas.
Constructed in 1950, the property is served by public water and public sewer. Central air conditioning and central electric heat support year-round interior comfort. Parking is available both on the street and off street, providing practical access for customers and staff. The property is identified for commercial use and is located just off the boulevard in Aransas Pass, Texas.
Key Highlights
- 1,080 SF commercial storefront on a 0.14‑acre parcel
- Prior beauty salon use with a flexible interior layout
- Retro‑inspired interior aesthetic
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
$4,841
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
3.46%
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%
$96,820
$96.8K
Cap Rate 7%
$69,157
$69.2K
Cap Rate 9%
$53,789
$53.8K
Market Conditions
NOI Build-Up for 1,080 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
$7.5K $6.96/SF
− Vacancy
−$601 −$0.56/SF
EGI
$6.9K $6.40/SF
− OpEx
−$2.1K −$1.92/SF
NOI
$4.8K $4.48/SF
Area
San Patricio County, TX
Vacancy
8.00%
Lease Rate
$6.96 /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%
$96,820
Cap Rate 7%
$69,157
Cap Rate 9%
$53,789
Alternative Uses
Best Use
Retail
$69.2K
$60.5K – $80.7K
NOI $4,841 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$554.0K
$484.8K – $646.4K
NOI $38,783 @ 7.0% cap · market cap 27.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
459
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 78336, TX
12,009
Population
6,577
Households
1.8
Avg Household Size
45
Median Age
16%
College-Educated
87%
High-School Grad
60.0 sq mi
ZIP Area
200
Density / Sq Mi
$58,536
Median Household Income
$37,297
Median Earnings
$1,182
Median Rent
$204,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial space with central heating and air conditioning.
Where is this storefront property located?
The property is located at 217 W Nelson Avenue Aransas Pass, TX.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: 1,080 SF commercial storefront on a 0.14‑acre parcel; Prior beauty salon use with a flexible interior layout; Retro‑inspired interior aesthetic
