Mixed-Use Property with
For Sale
$600,000
337 S Commercial, Aransas Pass, TX 78336
Business Opportunity, Aransas Pass, TX
Property Size2,232 SF
Lot Size0.06 Acres
Price / SF$268.82
Days on Market149
Property Features for 337 S Commercial
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
multi
Subdivision
Aransas Townsite
Elementary school district
AP
Middle school district
AP
High school district
AP
Standard status
Active
Size
2,232 SF
Lot size
0.06 Acres
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Listing Agency:
KELLER WILLIAMS COASTAL BEND ROCKPORT · Keller Williams Realty
(361) 790-9494
Listed By:
Janie Ellis · License #0801126
(361) 205-1723
Added: Apr 23
Changed: Aug 19
Last Checked: Sep 18 at 9:06PM
MLS# 155134
Copyright © 2026 Rockport Area Association of Realtors. 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 mixed-use property combines an operating bar with an upstairs residential area. The commercial portion includes a bar room, kitchen, and private office, with furniture, fixtures, and existing inventory conveyed with the sale. The layout provides dedicated areas for service, food preparation, and administration.
The upper level contains a two-bedroom, one-bath residence with a full kitchen and hardwood flooring. The property offers a combined commercial and residential configuration suited to live-work occupancy or separate residential use. Built in 1940, the building contains 2,232 square feet on a 0.0574-acre lot and is identified with multi zoning.
The upper level contains a two-bedroom, one-bath residence with a full kitchen and hardwood flooring. The property offers a combined commercial and residential configuration suited to live-work occupancy or separate residential use. Built in 1940, the building contains 2,232 square feet on a 0.0574-acre lot and is identified with multi zoning.
Key Highlights
- Operating bar with furniture, fixtures, and existing inventory included
- 2,232‑square‑foot mixed‑use building on 0.0574 acres
- Commercial layout includes bar area, kitchen, and private back office
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
$39,694
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
6.62%
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%
$793,880
$793.9K
Cap Rate 7%
$567,057
$567.1K
Cap Rate 9%
$441,044
$441.0K
Market Conditions
NOI Build-Up for 2,232 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
$55.7K $24.96/SF
− Vacancy
−$2.8K −$1.25/SF
EGI
$52.9K $23.71/SF
− OpEx
−$13.2K −$5.93/SF
NOI
$39.7K $17.78/SF
Area
San Patricio County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$793,880
Cap Rate 7%
$567,057
Cap Rate 9%
$441,044
Alternative Uses
Best Use
Specialty Retail
$567.1K
$496.2K – $661.6K
NOI $39,694 @ 7.0% cap · market cap 6.62%
Second Best
Office B
$412.5K
$361.0K – $481.3K
NOI $28,876 @ 7.0% cap · market cap 4.81%
Theoretical Best
Hotel Hospitality
$1.15M
$1.00M – $1.34M
NOI $80,151 @ 7.0% cap · market cap 13.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
476
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Operating bar with commercial facilities and an upstairs residential component supporting live-work use.
Where is this mixed-use property located?
The property is located at 337 S Commercial Aransas Pass, TX.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Operating bar with furniture, fixtures, and existing inventory included; 2,232‑square‑foot mixed‑use building on 0.0574 acres; Commercial layout includes bar area, kitchen, and private back office
