Triplex with Private
For Sale
$299,000
105 W James Street, Rockport, TX 78382
MULTI_FAMILY - Rockport, TX
Property Size2,126 SF
Lot Size0.36 Acres
Price / SF$140.64
Days on Market252
Property Features for 105 W James Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Interior features
OpenFloorplan, CeilingFans
Appliances
Dishwasher, ElectricOven, ElectricRange
Subdivision
Doughty & Mathis
Lot features
Corner Lot
Elementary school
Fulton
Middle school
RockportFulton
High school
RockportFulton
Elementary school district
RockportFultonISD
Middle school district
RockportFultonISD
High school district
RockportFultonISD
Directions
Head south on 35, turn right onto James st, property is on the left
Standard status
Active
APN
63448
Size
2,126 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
DOUGHTY & MATHIS, BLOCK 127, LOT 1, N 40' OF 2, E 22' OF 9 & E 22' OF N 40' OF 10
Legal Description
DOUGHTY & MATHIS, BLOCK 127, LOT 1, N 40' OF 2, E 22' OF 9 & E 22' OF N 40' OF 10
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Window Unit(s)
Water source
Public
Amenities
private yard
Building Details
Year built
1969
Floors in Building
1
Number of units
3
Flooring type
Tile
Roof type
Flat
Listing Agency:
Spears & Co Real Estate
(361) 790-7653
Listed By:
Kelly Blackwell · License #0741251
(361) 564-8508
Added: Dec 20, 2025
Changed: Aug 5
Last Checked: Aug 29 at 9:06PM
MLS# 468897
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 triplex at 105 W James Street includes three units on a 0.36-acre lot. Two of the three units are currently rented, and each unit offers a private yard. The property totals 2,126 square feet and was built in 1969. Interior features include an open floorplan and ceiling fans, with tile flooring throughout. Kitchen appliances include a dishwasher, electric oven, and electric range. Heating is electric (heating) with central heat, and cooling includes window units and central air. The roof is flat.
The property is located off Highway 35 in Rockport, TX, with public water and public sewer service.
Additional practical utilities and finishes include electric-based HVAC components, public utilities, and a layout that supports tenant-friendly outdoor space with private yards for each unit.
The property is located off Highway 35 in Rockport, TX, with public water and public sewer service.
Additional practical utilities and finishes include electric-based HVAC components, public utilities, and a layout that supports tenant-friendly outdoor space with private yards for each unit.
Key Highlights
- 0.36‑acre lot with a 2,126 SF total building area
- Triplex with three units; two units currently rented
- Each unit has its own private yard
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
$19,651
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
6.57%
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%
$393,020
$393.0K
Cap Rate 7%
$280,729
$280.7K
Cap Rate 9%
$218,344
$218.3K
Market Conditions
NOI Build-Up for 2,126 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
$31.9K $15.00/SF
− Vacancy
−$3.8K −$1.80/SF
EGI
$28.1K $13.20/SF
− OpEx
−$8.4K −$3.96/SF
NOI
$19.7K $9.24/SF
Area
Aransas County, TX
Vacancy
11.97%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$393,020
Cap Rate 7%
$280,729
Cap Rate 9%
$218,344
Alternative Uses
Best Use
Multifamily LT 5
$280.7K
$245.6K – $327.5K
NOI $19,651 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$248.8K
$217.7K – $290.2K
NOI $17,414 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$812.7K
$711.1K – $948.2K
NOI $56,890 @ 7.0% cap · market cap 19.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex on a 0.36-acre lot off Highway 35, with two of three units currently rented and each unit having its own yard.
Where is this triplex located?
The property is located at 105 W James Street Rockport, TX.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 0.36‑acre lot with a 2,126 SF total building area; Triplex with three units; two units currently rented; Each unit has its own private yard
