Waterfront Mixed-Use
For Sale
$9,000,000
418 W Highway 100, Port Isabel, TX 78578
COMMERCIAL - Port Isabel, TX
Property Size25,257 SF
Lot Size4.47 Acres
Price / SF$356.34
Days on Market141
Property Features for 418 W Highway 100
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Comm
Subdivision
Marina
Elementary school district
Brownsville ISD
Middle school district
Brownsville ISD
High school district
Brownsville ISD
Standard status
Active
Size
25,257 SF
Lot size
4.47 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
38726
Building Details
Year built
1968
Number of units
36
Listing Agency:
SPI Realty
(956) 761-6444
Listed By:
Ramiro Aguirre · License #0645466
(956) 908-5171
Added: Mar 21
Changed: Aug 4
Last Checked: Aug 8 at 9:06PM
MLS# 106029
Copyright © 2026 South Padre Island Board 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 25,257-square-foot mixed-use property on 4.47 acres brings together multiple operating components. The asset includes 24 hotel rooms, 13 fully occupied apartments, 28 boat slips, a restaurant and bar, bait shop, boat fuel station, fishing pier, and RV and boat storage. Additional land is currently used for storage and was previously improved as a hotel site.
Located at 418 W Highway 100 in Port Isabel, the waterfront property includes several distinct commercial and hospitality functions within one campus. The improvements date to 1968, and the property is designated Comm zoning. Financial information provided for 2025 reflects revenue growth of more than 50% year over year, attributed in the source information to upgrades and management improvements.
Located at 418 W Highway 100 in Port Isabel, the waterfront property includes several distinct commercial and hospitality functions within one campus. The improvements date to 1968, and the property is designated Comm zoning. Financial information provided for 2025 reflects revenue growth of more than 50% year over year, attributed in the source information to upgrades and management improvements.
Key Highlights
- 24 hotel rooms and 13 fully occupied apartments
- 28 boat slips with fishing pier and boat fuel station
- Restaurant/bar, bait shop, and RV and boat storage
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
$255,727
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
2.84%
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%
$5,114,540
$5.1M
Cap Rate 7%
$3,653,243
$3.7M
Cap Rate 9%
$2,841,411
$2.8M
Market Conditions
NOI Build-Up for 25,257 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
$454.6K $18.00/SF
− Vacancy
−$45.5K −$1.80/SF
EGI
$409.2K $16.20/SF
− OpEx
−$153.4K −$6.07/SF
NOI
$255.7K $10.13/SF
Area
Cameron County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$5,114,540
Cap Rate 7%
$3,653,243
Cap Rate 9%
$2,841,411
Alternative Uses
Best Use
Mixed Use
$3.65M
$3.20M – $4.26M
NOI $255,727 @ 7.0% cap · market cap 2.84%
Second Best
Hotel Hospitality
$2.78M
$2.43M – $3.24M
NOI $194,353 @ 7.0% cap · market cap 2.16%
Theoretical Best
Healthcare Medical
$4.35M
$3.81M – $5.07M
NOI $304,418 @ 7.0% cap · market cap 3.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
Explore this area
Business Placement
Demographics for 78578, TX
10,076
Population
6,391
Households
1.6
Avg Household Size
45
Median Age
24%
College-Educated
83%
High-School Grad
57.0 sq mi
ZIP Area
177
Density / Sq Mi
$52,041
Median Household Income
$36,896
Median Earnings
$763
Median Rent
$193,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial asset combines lodging, apartments, marina operations, dining, retail, fuel services, and vehicle storage.
Where is this mixed-use property located?
The property is located at 418 W Highway 100 Port Isabel, TX.
What is the asking price?
The asking price for this property is $9,000,000.
What are key features of this property?
This property features: 24 hotel rooms and 13 fully occupied apartments; 28 boat slips with fishing pier and boat fuel station; Restaurant/bar, bait shop, and RV and boat storage
