Wooded Commercial Land
For Sale
$325,000
801 W Market, Rockport, TX 78382
SINGLE_FAMILY - ROCKPORT, TX
Property Size720 SF
Lot Size1.73 Acres
Price / SF$451.39
Days on Market1255
Property Features for 801 W Market
General Information
Property type
Residential
Property subtype
Office
Zoning
Commercial
Subdivision
J Smith Survey
Elementary school district
RFISD
Middle school district
RFISD
High school district
RFISD
Standard status
Active
Size
720 SF
Lot size
1.73 Acres
Building Details
Year built
2000
Floors in Building
1
Number of units
9
Listing Agency:
RE/MAX SECURITY R. E. · RE/MAX International
(361) 729-2256
Listed By:
TERRY SOCIA · License #0409225
(281) 381-2233
Added: Mar 19, 2023
Changed: Jul 31
Last Checked: Aug 24 at 11:06AM
MLS# 139238
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.
A wooded commercial land tract featuring an existing office space. The property sits on 1.726 acres and includes 720 square feet of space described as bare bones, offering a starting point for an owner-operator or a tenant seeking a light buildout. The structure was built in 2000.
The site is located at 801 W Market, Rockport, TX 78382, with zoning designated as Commercial. Seller financing is available.
For buyers or tenants looking for a development-ready footprint with existing improvements, this property combines a wooded setting with an on-site office component, all under Commercial zoning.
The site is located at 801 W Market, Rockport, TX 78382, with zoning designated as Commercial. Seller financing is available.
For buyers or tenants looking for a development-ready footprint with existing improvements, this property combines a wooded setting with an on-site office component, all under Commercial zoning.
Key Highlights
- 1.726‑acre wooded commercial tract at 801 W Market, Rockport, TX 78382
- Commercial zoning
- Existing office space totaling 720 SF
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
$10,261
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
3.16%
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%
$205,220
$205.2K
Cap Rate 7%
$146,586
$146.6K
Cap Rate 9%
$114,011
$114.0K
Market Conditions
NOI Build-Up for 720 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
$16.1K $22.32/SF
− Vacancy
−$2.4K −$3.32/SF
EGI
$13.7K $19.00/SF
− OpEx
−$3.4K −$4.75/SF
NOI
$10.3K $14.25/SF
Area
Aransas County, TX
Vacancy
14.87%
Lease Rate
$22.32 /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%
$205,220
Cap Rate 7%
$146,586
Cap Rate 9%
$114,011
Alternative Uses
Best Use
Office B
$146.6K
$128.3K – $171.0K
NOI $10,261 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$275.2K
$240.8K – $321.1K
NOI $19,267 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
254
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Wooded commercial tract with an existing office space and commercial zoning in Rockport, TX.
Where is this commercial land located?
The property is located at 801 W Market Rockport, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1.726‑acre wooded commercial tract at 801 W Market, Rockport, TX 78382; Commercial zoning; Existing office space totaling 720 SF
