Water-View
For Sale
$435,000
4042 Loop 1781, Rockport, TX 78382
Residential, Rockport, TX
Property Size3,108 SF
Lot Size0.32 Acres
Price / SF$139.96
Days on Market60
Property Features for 4042 Loop 1781
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bedroom 4, Bedroom 6, Bedroom 1, Bathroom 2, Bedroom 5, Bedroom 3, Bathroom 1, Bedroom 2
Patio and Porch features
Patio
Interior features
CathedralCeilings, WindowTreatments, CeilingFans
Appliances
Dishwasher, ElectricCooktop, ElectricOven, ElectricRange, FreeStandingRange, MultipleWaterHeaters
Subdivision
Copano Village Addition
View
Water
Elementary school
FultonLearningCenter
Middle school
RockportFulton
High school
RockportFulton
Elementary school district
RockportFultonISD
Middle school district
RockportFultonISD
High school district
RockportFultonISD
Directions
Corner of Live Oak street and Loop 1781 across from Copano Bay.
Standard status
Active
APN
1375-000-024-000
Size
3,108 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
S1375 Copano Village Addition Lot 24 & 25
Legal Description
S1375 Copano Village Addition Lot 24 & 25
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1973
Floors in Building
2
Number of units
3
Flooring type
Laminate, Tile
Building materials
HardiplankType, ShingleSiding, WoodSiding
Roof type
Shingle
Listing Agency:
Prime Real Estate
(361) 334-7653
Listed By:
Bridget Knower · License #0588097
(361) 633-9057
Added: Jul 18
Changed: Sep 13
Last Checked: Sep 15 at 7:06PM
MLS# 479620
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 3,108-square-foot triplex includes a two-story duplex and a separate detached residence, creating three individual two-bedroom, one-bath units. Each residence has a private entrance and water views. Interior features include cathedral ceilings, window treatments, ceiling fans, tile and laminate flooring, central electric heating, and central air conditioning. The units also include electric cooking appliances, dishwashers, patios, and multiple water heaters.
The property occupies 0.32 acres in the Copano Village area of Rockport Fulton and is designated within an Opportunity Zone. A waterfront kayak park is located nearby and is walkable from the property. Public water service, shingle roofing, and Hardiplank-type, shingle, and wood siding are in place. Built in 1973, the property has an established rental history.
The property occupies 0.32 acres in the Copano Village area of Rockport Fulton and is designated within an Opportunity Zone. A waterfront kayak park is located nearby and is walkable from the property. Public water service, shingle roofing, and Hardiplank-type, shingle, and wood siding are in place. Built in 1973, the property has an established rental history.
Key Highlights
- 3,108‑square‑foot triplex with three 2‑bedroom, 1‑bath units
- Two‑story duplex plus a separate stand‑alone home
- Private entrance and water views for each unit
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
$28,728
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
6.60%
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%
$574,560
$574.6K
Cap Rate 7%
$410,400
$410.4K
Cap Rate 9%
$319,200
$319.2K
Market Conditions
NOI Build-Up for 3,108 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
$46.6K $15.00/SF
− Vacancy
−$5.6K −$1.80/SF
EGI
$41.0K $13.20/SF
− OpEx
−$12.3K −$3.96/SF
NOI
$28.7K $9.24/SF
Area
Aransas County, TX
Vacancy
11.97%
Lease Rate
$15.00 /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%
$574,560
Cap Rate 7%
$410,400
Cap Rate 9%
$319,200
Alternative Uses
Best Use
Multifamily LT 5
$410.4K
$359.1K – $478.8K
NOI $28,728 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$363.7K
$318.2K – $424.3K
NOI $25,458 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,168 @ 7.0% cap · market cap 19.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 78382, TX
19,432
Population
13,048
Households
1.5
Avg Household Size
53
Median Age
30%
College-Educated
92%
High-School Grad
79.9 sq mi
ZIP Area
243
Density / Sq Mi
$63,434
Median Household Income
$38,741
Median Earnings
$1,147
Median Rent
$238,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three separately entered two-bedroom residences with water views, rental history, and access to a nearby waterfront kayak park.
Where is this triplex located?
The property is located at 4042 Loop 1781 Rockport, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 3,108‑square‑foot triplex with three 2‑bedroom, 1‑bath units; Two‑story duplex plus a separate stand‑alone home; Private entrance and water views for each unit
