Campground With Furnished
New
For Sale
$1,299,900
3001 Highway 35, Aransas Pass, TX 78336
COMMERCIAL - Aransas Pass, TX
Property Size6,628 SF
Lot Size3.01 Acres
Price / SF$196.12
Days on Market3
Property Features for 3001 Highway 35
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Burton & Danforth
Lot features
Landscaped
Directions
From Corpus Christi: Take US-181 North across the Harbor Bridge towards Portland. Continue on US-181 through Portland and Gregory, then take TX-35 toward Aransas Pass/Rockport. Continue on TX-35 Bypass into Aransas Pass. The property is located directly off the bypass at 3001 TX-35 Bypass.
Standard status
Active
APN
0848223011005
Size
6,628 SF
Lot size
3.01 Acres
Taxes and HOA fees
Tax Description
BURTON & DANFORTH, BLOCK 223, LOT 11-B & 11-C, ACRES 3.008
Legal Description
BURTON & DANFORTH, BLOCK 223, LOT 11-B & 11-C, ACRES 3.008
Utilities
Sewer type
Public Sewer, Private Sewer
Heating system
Ductless (Heating)
Cooling system
Ductless
Water source
Private, Public, Well
Amenities
covered porch
laundry facility
RV hookups
Building Details
Year built
2016
Floors in Building
1
Listing Agency:
South Texas Realty, LLC
(830) 393-0000
Listed By:
Emma Hubbs · License #0842443
(361) 425-5566
Added: Aug 13
Last Checked: Aug 15 at 4:06AM
MLS# 480835
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 campground and hospitality property at 3001 Highway 35 in Aransas Pass includes 9 furnished 1-bedroom, 1-bath cottages, one furnished 2-bedroom, 1-bath tiny-home cottage, and one unfinished Derksen building. The cottages include kitchens, living and dining areas, private bedrooms, full bathrooms, and covered porches. Six concrete RV sites provide water, sewer, and 30/50-amp electrical hookups.
The 6,628-square-foot property also contains a 30' x 40' single-bay metal workshop, a 40' x 60' double-bay metal workshop, an office/storage building, and a coin-operated laundry facility with a private restroom. Dual entrances and broad interior drives accommodate RV and vehicle circulation. Located directly off the Highway 35 Bypass, the property has approximately 14,000 vehicles passing daily according to TX Dot traffic count data. It is 10 miles from Port Aransas, 12 miles from Rockport, and 20 miles from Corpus Christi. The property was built in 2016 and has ductless heating and cooling, with public and private sewer and private, public, and well water sources.
The 6,628-square-foot property also contains a 30' x 40' single-bay metal workshop, a 40' x 60' double-bay metal workshop, an office/storage building, and a coin-operated laundry facility with a private restroom. Dual entrances and broad interior drives accommodate RV and vehicle circulation. Located directly off the Highway 35 Bypass, the property has approximately 14,000 vehicles passing daily according to TX Dot traffic count data. It is 10 miles from Port Aransas, 12 miles from Rockport, and 20 miles from Corpus Christi. The property was built in 2016 and has ductless heating and cooling, with public and private sewer and private, public, and well water sources.
Key Highlights
- 9 furnished 1bd/1ba cottages, 1 - 2bd/1ba tiny‑home cottage, and 1 unfinished Derksen building
- 6 concrete RV sites with water, sewer, and 30/50‑amp electrical service
- 6,628 square feet with a 30'X40' single‑bay and 40'X60' double‑bay metal workshop
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
$54,291
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
4.18%
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%
$1,085,820
$1.1M
Cap Rate 7%
$775,586
$775.6K
Cap Rate 9%
$603,233
$603.2K
Market Conditions
NOI Build-Up for 6,628 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
$112.9K $17.04/SF
− Vacancy
−$14.2K −$2.15/SF
EGI
$98.7K $14.89/SF
− OpEx
−$44.4K −$6.70/SF
NOI
$54.3K $8.19/SF
Area
San Patricio County, TX
Vacancy
12.60%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,085,820
Cap Rate 7%
$775,586
Cap Rate 9%
$603,233
Alternative Uses
Best Use
Apartment 5plus
$775.6K
$678.6K – $904.9K
NOI $54,291 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$3.40M
$2.98M – $3.97M
NOI $238,011 @ 7.0% cap · market cap 18.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Campground - Hospitality property with cottages, RV infrastructure, workshops, laundry, and multiple access points for guest and operational use.
Where is this campground located?
The property is located at 3001 Highway 35 Aransas Pass, TX.
What is the asking price?
The asking price for this property is $1,299,900.
What are key features of this property?
This property features: 9 furnished 1bd/1ba cottages, 1 - 2bd/1ba tiny‑home cottage, and 1 unfinished Derksen building; 6 concrete RV sites with water, sewer, and 30/50‑amp electrical service; 6,628 square feet with a 30'X40' single‑bay and 40'X60' double‑bay metal workshop
