Convenience Store and
For Sale
$535,000
1105 San Jacinto St, La Porte, TX 77571
Fee simple convenience store positioned steps from a waterfront park, offering grocery, lottery, money orders, and merchandise.
Property Size3,000 SF
Price / SF$178.33
Days on Market47
Property Features for 1105 San Jacinto St
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Auto Service - Gas-Conv
Lease Type
NNN
Additional Details
Business Included
Yes
Amenities
Owner – User Opportunity - Operating business and fee simple real estate included
Premier Sylvan Beach Location - Located immediately adjacent to Sylvan Beach Park with consistent traffic from beachgoers, anglers, park visitors, and surrounding residents.
Established Operating Business - Diversified revenue from grocery and convenience sales, lottery, money orders, and beach and fishing merchandise.
Building Details
Building Size
3,000 SF
Listed By:
Omar Chehade · License #License(s): TX: 845083-SA
(817) 932-6105
Source:
Marcusmillichap
Added: Jul 20
Changed: Aug 31
Last Checked: Sep 4 at 2:20AM
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 Omar Chehade
Investment Insights
Based on property information with market context.
Located at 1105 San Jacinto Street in La Porte, Texas, this fee simple acquisition opportunity includes the business and real estate for Sylvan Beach Grocery, an established convenience store with a mix of grocery and convenience sales. The store also offers lottery and money order services, along with beach and fishing merchandise designed for its customer base.
The property is immediately adjacent to Sylvan Beach Park and is described as being just steps from a premier waterfront destination, supporting year-round traffic from local residents as well as destination visitors, anglers, and beachgoers. The offering also highlights a value-add component: reactivation of an existing fuel system to introduce fuel sales and grow operating revenue.
The remarks further reference public investment aimed at improving the Sylvan Beach corridor, including the City of La Porte’s Livable Centers Study, Historic Main Street revitalization efforts, ongoing park and pier improvements, and an ongoing Highway 146 expansion intended to improve accessibility and visitation in the area.
The property is immediately adjacent to Sylvan Beach Park and is described as being just steps from a premier waterfront destination, supporting year-round traffic from local residents as well as destination visitors, anglers, and beachgoers. The offering also highlights a value-add component: reactivation of an existing fuel system to introduce fuel sales and grow operating revenue.
The remarks further reference public investment aimed at improving the Sylvan Beach corridor, including the City of La Porte’s Livable Centers Study, Historic Main Street revitalization efforts, ongoing park and pier improvements, and an ongoing Highway 146 expansion intended to improve accessibility and visitation in the area.
Key Highlights
- Fee simple convenience store (Sylvan Beach Grocery) located immediately adjacent to Sylvan Beach Park in La Porte, TX
- Established business with revenue from grocery and convenience sales, lottery and money order services, and beach/fishing merchandise
- Business positioned to serve local residents and destination visitors with year‑round sales and seasonal demand
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
$43,538
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
8.14%
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%
$870,760
$870.8K
Cap Rate 7%
$621,971
$622.0K
Cap Rate 9%
$483,756
$483.8K
Market Conditions
NOI Build-Up for 3,000 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
$61.6K $20.52/SF
− Vacancy
−$3.5K −$1.17/SF
EGI
$58.1K $19.35/SF
− OpEx
−$14.5K −$4.84/SF
NOI
$43.5K $14.51/SF
Area
Harris County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$870,760
Cap Rate 7%
$621,971
Cap Rate 9%
$483,756
Alternative Uses
Best Use
Specialty Retail
$622.0K
$544.2K – $725.6K
NOI $43,538 @ 7.0% cap · market cap 8.14%
Second Best
Retail
$509.2K
$445.6K – $594.1K
NOI $35,645 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$819.2K
$716.8K – $955.7K
NOI $57,341 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
7k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 95%
Hotels & Casinos 5%
Shell
Shops & Services
6,362 visits/mo
0.2 miles
Days Inn & Suites by Wyndham La Porte
Hotels & Casinos
304 visits/mo
0.3 miles
Demographics for 77571, TX
37,018
Population
14,428
Households
2.6
Avg Household Size
38
Median Age
19%
College-Educated
89%
High-School Grad
37.1 sq mi
ZIP Area
998
Density / Sq Mi
$83,795
Median Household Income
$50,441
Median Earnings
$1,328
Median Rent
$220,300
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?
Grocery and convenience store - Fee simple convenience store positioned steps from a waterfront park, offering grocery, lottery, money orders, and merchandise.
Where is this grocery and convenience store located?
The property is located at 1105 San Jacinto St La Porte, TX.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Fee simple convenience store (Sylvan Beach Grocery) located immediately adjacent to Sylvan Beach Park in La Porte, TX; Established business with revenue from grocery and convenience sales, lottery and money order services, and beach/fishing merchandise; Business positioned to serve local residents and destination visitors with year‑round sales and seasonal demand
