Port Aransas Commercial Live/Work
801 S 9th Street, Port Aransas, TX 78373
COMMERCIAL - Port Aransas, TX
Property size:
1,684 SFLot size:
0.14 AcresPrice / SF:
$246/SF- Added:
- Dec 12, 2025
- Days on Market:
- 162
- Last Refresh:
- May 23 at 6:06 pm
Property Features for 801 S 9th Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- C-2
- Parking features
- Garage, Off Street
- Exterior features
- Storage
- Standard status
- Active
- APN
- 548800650081
- Size
- 1,684 SF
- Lot size
- 0.14 Acres
Taxes and HOA fees
- Tax Description
- MUSTANG ISLAND BLK 65 LOT 8-A
Utilities
- Sewer type
- Public Sewer
- Heating system
- Central, Electric (Heating)
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 1983
- Floors in Building
- 1
- Roof type
- Shingle
- Additional Structures
- Storage
Listing agent Tara Hogan License #0620385 (806) 729-1778
Listing office Mark Grosse Real Estate LLC 155 W Cotter Ave, Port Aransas, TX (361) 749-6603
Listing date Dec 12, 2025
MLS# 468486
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
- Oversized 760 SF detached metal boat barn ideal for storage, workspace, or future commercial use.
- Flexible C‑2 zoning allows for small business operation, live/work arrangement, long‑term income potential, or weekend retreat.
- Prime location behind Whataburger, one block from Alister St./Hwy 361 & Ave G, offering high visibility and customer access.
- Includes a casual 2‑bedroom, 2‑bath, 924 SF manufactured home with updated features like newer cabinetry, stainless appliances, and LVP flooring.
- Generates ~$36k/year in recent long‑term rental income.
- Parking for 7+ vehicles and a fresh replat with a dedicated roadway.
Overview
This commercial property in Port Aransas offers a live/work opportunity in a prime location. The 6022 square foot lot includes a 924 square foot, 2-bedroom, 2-bath manufactured home and a 760 square foot detached metal boat barn. The C-2 zoning allows for a small business, a live/work arrangement, long-term income potential, or use as a weekend base with room to develop. The home features high ceilings, a functional kitchen with newer cabinetry, tiled backsplash, stainless appliances, split bedrooms, two baths with tiled surrounds, LVP flooring, updated electrical panels, and central heat/AC. A shaded patio is situated between the home and the metal barn. The property is located behind Whataburger and one block from Alister St./Hwy 361 & Ave G. It also sits at the entrance of a quiet fenced enclave. The property includes parking for 7+ vehicles, lot dimensions of approximately 40' W x 150.54' D, and a fresh replat with a dedicated roadway. Recent long-term rental income is approximately $36,000 per year. The property is suitable for starting a small business, creating a flexible work/live setup, holding for passive income, or use as a low-maintenance retreat with a boat barn.
Financial Insights
Value Estimation Calculated for Mixed Use
Conservative
$252.6K
NOI $22,734 @ 9.00% cap · cautious / downside scenario
Moderate
$324.8K
NOI $22,734 @ 7.00% cap · market / base-case scenario
Aggressive
$454.7K
NOI $22,734 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Mixed Use
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $40.4k | $24.00 |
| − Vacancy | −$4.0k | −$2.40 |
| EGI | $36.4k | $21.60 |
| − OpEx | −$13.6k | −$8.10 |
| NOI | $22.7k | $13.50 |
1,684 SF · lease $24.00/SF/yr · vacancy 10.00% · expense 37.50%
Alternative Use Scenarios
Best Use
Mixed Use
$324.8K
$284.2K – $378.9K
NOI $22,734 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$129.6K
$113.4K – $151.2K
NOI $9,070 @ 7.0% cap · market cap 2.19%
Theoretical Best
Warehouse
$1.74M
$1.52M – $2.03M
NOI $121,962 @ 7.0% cap · market cap 29.39%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Single family properties
Location Insight
- Map
- Local Demand
- City
- Port Aransas
- County
- Nueces
- State
- Texas
- Longitude
- -97.066343
- Latitude
- 27.827077
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Commercial live/work property with boat barn in prime location.
Where is this mixed-use property located?
The property is located at 801 S 9th Street Port Aransas, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Oversized 760 SF detached metal boat barn ideal for storage, workspace, or future commercial use.; Flexible C‑2 zoning allows for small business operation, live/work arrangement, long‑term income potential, or weekend retreat.; Prime location behind Whataburger, one block from Alister St./Hwy 361 & Ave G, offering high visibility and customer access.
