Nearly Complete BBQ
For Sale
$700,000
1041 N Commercial Street N, Aransas Pass, TX 78336
COMMERCIAL - Aransas Pass, TX
Property Size1,440 SF
Lot Size0.57 Acres
Price / SF$486.11
Days on Market369
Property Features for 1041 N Commercial Street N
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Aransas Pass
Lot features
Level
Standard status
Active
APN
0149786001000
Size
1,440 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Description
ARANSAS PASS, BLOCK 786, LOT 1 THRU 4
Legal Description
ARANSAS PASS, BLOCK 786, LOT 1 THRU 4
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2023
Floors in Building
1
Building materials
Brick, Block, MetalSiding, Concrete, WoodSiding
Roof type
Metal
Listing Agency:
Texas Coastal Properties
(361) 972-5900
Listed By:
Ronald Laws · License #0301068
(979) 240-4413
Added: Aug 19, 2025
Changed: Aug 4
Last Checked: Aug 22 at 9:06PM
MLS# 464068
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.
Investment Insights
Based on property information with market context.
This 1,440-square-foot restaurant property was built in 2023 and is in the final stages of construction. The interior remains unfinished, allowing the layout and finishes to be tailored to a restaurant concept. A brick oven is in place for wood-burning BBQ, while the open floor plan can accommodate kitchen and dining arrangements. The building sits on 0.57 acres and features brick, block, metal siding, concrete, and wood siding construction materials beneath a metal roof.
Located at 1041 N Commercial Street N in Aransas Pass, the property has public water and public sewer service. Exterior areas offer room to develop branding and an outdoor dining concept, subject to applicable requirements. The property is classified as a conventional restaurant and can support a food-service buildout centered on its existing oven and flexible interior.
Located at 1041 N Commercial Street N in Aransas Pass, the property has public water and public sewer service. Exterior areas offer room to develop branding and an outdoor dining concept, subject to applicable requirements. The property is classified as a conventional restaurant and can support a food-service buildout centered on its existing oven and flexible interior.
Key Highlights
- 1,440‑square‑foot restaurant property built in 2023
- 0.57‑acre site at 1041 N Commercial Street N, Aransas Pass, TX 78336
- Brick oven installed for a wood‑burning BBQ concept
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
Industrial
$102.5K
$89.7K – $119.5K
NOI $7,172 @ 7.0% cap · market cap 1.02%
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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant shell includes a brick oven, open interior layout, and space for dining and outdoor seating concepts.
Where is this conventional restaurant located?
The property is located at 1041 N Commercial Street N 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: 1,440‑square‑foot restaurant property built in 2023; 0.57‑acre site at 1041 N Commercial Street N, Aransas Pass, TX 78336; Brick oven installed for a wood‑burning BBQ concept
