Multi-Building Flex Space
For Sale
$1,600,000
1125 W Market St, Rockport, TX 78382
Five-building commercial property with leased, owner-occupied, and storage components along Market Street and Oak Avenue.
Property Size9,728 SF
Lot Size1.00 Acre
Price / SF$164.47
Days on Market17
Property Features for 1125 W Market St
General Information
Standard status
Active
Size
9,728 SF
Lot size
1.00 Acre
Additional Details
Road Access
Yes
Building Details
Buildings
5
Construction
steel
Listing Agency:
Kuper Sotheby's Intl Realty
(361) 386-0572
Listed By:
Kathy Tullis · License #0513900
(361) 386-0572
Source:
Exprealty
Added: Aug 7
Changed: Aug 20
Last Checked: Aug 23 at 6:48AM
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 Kuper Sotheby's Intl Realty
Investment Insights
Based on property information with market context.
This flex space property comprises five red steel metal buildings with a mix of offices, restrooms, warehouse areas, storage bays, and open workspace. The improvements support multiple commercial configurations, including leased business space, an owner-occupied building, and storage facilities. Current occupants include businesses operating from Buildings A and B, while Building E has a leased storage bay. Building C is used by the owner and includes an office, restroom, and open layout. Building D contains three storage bays used by the owner.
The corner property offers approximately 200 feet of frontage on Market Street, 125 feet along Oak Avenue, and two entrances. Located at 1125 W Market St in Rockport, Texas, the site provides direct access from both streets. The existing configuration combines operating commercial space with owner-use areas and additional storage capacity.
The corner property offers approximately 200 feet of frontage on Market Street, 125 feet along Oak Avenue, and two entrances. Located at 1125 W Market St in Rockport, Texas, the site provides direct access from both streets. The existing configuration combines operating commercial space with owner-use areas and additional storage capacity.
Key Highlights
- Five red steel metal buildings on approximately 1 acre
- Approximately 200 feet of frontage on Market Street
- Approximately 125 feet along Oak Avenue
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
$90,751
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
5.67%
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%
$1,815,020
$1.8M
Cap Rate 7%
$1,296,443
$1.3M
Cap Rate 9%
$1,008,344
$1.0M
Market Conditions
NOI Build-Up for 9,728 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
$151.8K $15.60/SF
− Vacancy
−$12.1K −$1.25/SF
EGI
$139.6K $14.35/SF
− OpEx
−$48.9K −$5.02/SF
NOI
$90.8K $9.33/SF
Area
Aransas County, TX
Vacancy
8.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,815,020
Cap Rate 7%
$1,296,443
Cap Rate 9%
$1,008,344
Alternative Uses
Best Use
Flex RnD
$1.30M
$1.13M – $1.51M
NOI $90,751 @ 7.0% cap · market cap 5.67%
Second Best
Industrial
$922.8K
$807.5K – $1.08M
NOI $64,596 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$3.72M
$3.25M – $4.34M
NOI $260,314 @ 7.0% cap · market cap 16.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Five-building commercial property with leased, owner-occupied, and storage components along Market Street and Oak Avenue.
Where is this flex space located?
The property is located at 1125 W Market St Rockport, TX.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Five red steel metal buildings on approximately 1 acre; Approximately 200 feet of frontage on Market Street; Approximately 125 feet along Oak Avenue
