Nearly Finished BBQ
For Sale
$700,000
1041 N Commercial St, Aransas Pass, TX 78336
Nearly complete restaurant buildout with a brick wood-burning oven and an open interior ready for finishing and concept design.
Property Size1,440 SF
Price / SF$486.11
Days on Market370
Property Features for 1041 N Commercial St
General Information
Standard status
Active
Size
1,440 SF
Listing Agency:
Texas Coastal Properties
Listed By:
Ronald Laws · License #0301068
(979) 240-4413
Source:
Exprealty
Added: Sep 3, 2025
Changed: Sep 6
Last Checked: Sep 6 at 2:00PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Texas Coastal Properties
Investment Insights
Based on property information with market context.
Nearly finished commercial restaurant built for a wood-burning BBQ concept, featuring a brick oven and an open floor plan that can support an open-kitchen style layout. The interior is currently a blank canvas, allowing for buildout and configuration to your specifications.
The property is located at 1041 N Commercial St in Aransas Pass, in a high-visibility retail-oriented area. The exterior also includes opportunities for branding and outdoor dining, with the remarks describing the potential for a patio setting for guests.
With construction nearing completion, this is positioned as a turn-key path to finish the interior and open a BBQ-focused dining concept, using the existing brick oven design as a centerpiece for the cooking experience.
The property is located at 1041 N Commercial St in Aransas Pass, in a high-visibility retail-oriented area. The exterior also includes opportunities for branding and outdoor dining, with the remarks describing the potential for a patio setting for guests.
With construction nearing completion, this is positioned as a turn-key path to finish the interior and open a BBQ-focused dining concept, using the existing brick oven design as a centerpiece for the cooking experience.
Key Highlights
- Nearly complete commercial restaurant property in Aransas Pass with an interior ready for finishing
- Designed for a brick oven wood‑burning BBQ concept
- Open interior floor plan that can support multiple dining and kitchen configurations
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
$25,609
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
3.66%
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%
$512,180
$512.2K
Cap Rate 7%
$365,843
$365.8K
Cap Rate 9%
$284,544
$284.5K
Market Conditions
NOI Build-Up for 1,440 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
$35.9K $24.96/SF
− Vacancy
−$1.8K −$1.25/SF
EGI
$34.1K $23.71/SF
− OpEx
−$8.5K −$5.93/SF
NOI
$25.6K $17.78/SF
Area
San Patricio County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$512,180
Cap Rate 7%
$365,843
Cap Rate 9%
$284,544
Alternative Uses
Best Use
Specialty Retail
$365.8K
$320.1K – $426.8K
NOI $25,609 @ 7.0% cap · market cap 3.66%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$738.7K
$646.4K – $861.8K
NOI $51,710 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
1k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Conoco
Shops & Services
1,307 visits/mo
0.4 miles
Demographics for 78336, TX
12,009
Population
6,577
Households
1.8
Avg Household Size
45
Median Age
16%
College-Educated
87%
High-School Grad
60.0 sq mi
ZIP Area
200
Density / Sq Mi
$58,536
Median Household Income
$37,297
Median Earnings
$1,182
Median Rent
$204,200
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Nearly complete restaurant buildout with a brick wood-burning oven and an open interior ready for finishing and concept design.
Where is this conventional restaurant located?
The property is located at 1041 N Commercial St Aransas Pass, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Nearly complete commercial restaurant property in Aransas Pass with an interior ready for finishing; Designed for a brick oven wood‑burning BBQ concept; Open interior floor plan that can support multiple dining and kitchen configurations
