Triplex with Private
For Sale
$299,000
105 W James Street, Rockport, TX 78382
Residential, Rockport, TX
Property Size2,126 SF
Lot Size0.36 Acres
Price / SF$140.64
Days on Market287
Property Features for 105 W James Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, 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
Window Unit(s), Central Air
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: Sep 21
Last Checked: Oct 3 at 2:06AM
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.
Built in 1969, this 2,126-square-foot triplex includes three units, each with a private yard. Two units are currently rented. Interior features include open floorplans, tile flooring, ceiling fans, dishwashers, electric ovens, and electric ranges. Heating includes central electric systems, while cooling is provided by window units and central air. The property also has a flat roof.
The 0.3554-acre site is located off Highway 35 in Rockport, near restaurants, shops, and area beaches. Public water and public sewer serve the property, providing established utility infrastructure for the existing improvements.
The 0.3554-acre site is located off Highway 35 in Rockport, near restaurants, shops, and area beaches. Public water and public sewer serve the property, providing established utility infrastructure for the existing improvements.
Key Highlights
- Three‑unit triplex with 2,126 square feet of property size
- 0.3554‑acre lot off Highway 35 in Rockport
- Two of three units are currently rented
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily 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?
Triplex - Three-unit property with two units currently rented and public utilities.
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: Three‑unit triplex with 2,126 square feet of property size; 0.3554‑acre lot off Highway 35 in Rockport; Two of three units are currently rented
