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    Waterfront Land in Port Aransas Title is generated by Realmo AI

    506 Mustang Boulevard lot 3, Port Aransas, TX 78373

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    Claim this Listing
    For Sale
    $899,500

    LAND - Port Aransas, TX

    Lot size:
    0.28 Acres
    Added:
    May 3, 2026
    Days on Market:
    11
    Last Refresh:
    May 13 at 11:06 pm

    Property Features for 506 Mustang Boulevard lot 3

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    547300010012
    Lot size
    0.28 Acres

    Taxes and HOA fees

    Tax Description
    MUSTANG BEACH LT 3 BK 1

    Utilities

    Sewer type
    Public Sewer
    Water front features
    Canal Access
    Water front
    1

    We can help!

    Listing Contact
    Nancy Donley
    Nancy Donley

    Listing agent Nancy Donley License #0594062

    Listing office Keith Donley Real Estate 1726 Hwy 361 Ste H, Port Aransas, TX

    Listing date May 3, 2026

    MLS# 475870 Listing URL

    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.

    HighLights

    • Shady side canal front lot at the end of a cul‑de‑sac, offering afternoon shade.
    • Enjoy 100 feet of bulkhead with ownership extending into the water, perfect for dock construction.
    • Easy access to Piper Boat Channel, ship channel, and Gulf of Mexico.
    • Great back bay, flats, and ship channel views from this location, situated one lot off the point.
    • Located in Island Moorings on Mustang Blvd.
    • Golf cart access permitted, including beach access at Ave 1 A.

    Overview

    This waterfront land is located in Island Moorings on Mustang Boulevard, at the end of a cul-de-sac. The property features 100 feet of bulkhead and an approximate depth of 120 feet. Ownership extends 20 feet beyond the bulkhead, allowing for boat dock construction. The lot offers views of the back bay, flats, and ship channel, with easy access to Piper Boat Channel, the ship channel, and the Gulf of Mexico. The lot size is 0.28 acres. Golf carts are permitted, with access to Highway 361 at Piper and the Stripes store, and golf cart beach access at Avenue 1 A. Only long-term rentals of 30 days or more are allowed. Construction plans must be approved by the Architectural Committee.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Real Estate Agency Bar & Pub Grocery & Convenience Store Cafe & Coffee Shop Wine and Liquor Store Hotel & Motel Travel Agency Bed & Breakfast Catering Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Aransas
    County
    Nueces
    State
    Texas
    Longitude
    -97.094055
    Latitude
    27.808155

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    FAQs

    What type of property is this?
    Waterfront Land - Canal front lot with bulkhead and bay views.
    Where is this waterfront land located?
    The property is located at 506 Mustang Boulevard lot 3 Port Aransas, TX.
    What is the asking price?
    The asking price for this property is $899,500.
    What are key features of this property?
    This property features: Shady side canal front lot at the end of a cul‑de‑sac, offering afternoon shade.; Enjoy **100 feet of bulkhead** with ownership extending into the water, perfect for dock construction.; Easy access to Piper Boat Channel, ship channel, and Gulf of Mexico.
    (361) 215-3498
    We can help!
    Listing Contact
    Nancy Donley
    Nancy Donley
    Real Estate License ID: 0594062
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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