Five-Building Flex Space
For Sale
$1,600,000
1125 W MARKET ST, Rockport, TX 78382
Business Opportunity, ROCKPORT, TX
Property Size9,728 SF
Lot Size1.00 Acre
Price / SF$164.47
Days on Market47
Property Features for 1125 W MARKET ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Subdivision
West Terrace
Elementary school district
RFISD
Middle school district
RFISD
High school district
RFISD
Standard status
Active
Size
9,728 SF
Lot size
1.00 Acre
Building Details
Year built
2015
Floors in Building
1
Number of units
5
Listing Agency:
KUPER SOTHEBY'S INTL. REALTY
(210) 822-8602
Listed By:
KATHY TULLIS · License #0513900
(361) 386-0572
Added: Aug 4
Changed: Sep 4
Last Checked: Sep 19 at 2:06PM
MLS# 155746
Copyright © 2026 Rockport Area Association of Realtors. 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 flex space property comprises five red steel metal buildings totaling approximately 9,728 square feet on approximately 1 acre. The complex includes offices, restrooms, warehouse and storage areas, a loft office, open workspace, and multiple storage bays. Building A measures approximately 4,000 SF, Building B approximately 2,000 SF, Building C approximately 3,728 SF, Building D approximately 1,800 SF, and Building E approximately 1,700 SF. Current occupancy includes leased buildings, an owner-occupied building, and one leased storage bay.
The corner property has approximately 200 feet of frontage on Market Street and 125 feet along Oak Avenue, with two entrances. Zoning is C, and the property was built in 2015. Building C has an open layout identified for retail, showroom, distribution, light industrial, or service-related uses. Building D contains three storage bays currently used by the owner, while Building E includes one leased storage bay.
The corner property has approximately 200 feet of frontage on Market Street and 125 feet along Oak Avenue, with two entrances. Zoning is C, and the property was built in 2015. Building C has an open layout identified for retail, showroom, distribution, light industrial, or service-related uses. Building D contains three storage bays currently used by the owner, while Building E includes one leased storage bay.
Key Highlights
- Five red steel metal buildings totaling approximately 9,728 square feet
- Approximately 1 acre with 200 feet of Market Street frontage and 125 feet along Oak Avenue
- Two entrances serve the corner property
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
$138,631
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
8.66%
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%
$2,772,620
$2.8M
Cap Rate 7%
$1,980,443
$2.0M
Cap Rate 9%
$1,540,344
$1.5M
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
$217.1K $22.32/SF
− Vacancy
−$32.3K −$3.32/SF
EGI
$184.8K $19.00/SF
− OpEx
−$46.2K −$4.75/SF
NOI
$138.6K $14.25/SF
Area
Aransas County, TX
Vacancy
14.87%
Lease Rate
$22.32 /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%
$2,772,620
Cap Rate 7%
$1,980,443
Cap Rate 9%
$1,540,344
Alternative Uses
Best Use
Office B
$1.98M
$1.73M – $2.31M
NOI $138,631 @ 7.0% cap · market cap 8.66%
Second Best
Flex RnD
$1.30M
$1.13M – $1.51M
NOI $90,751 @ 7.0% cap · market cap 5.67%
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
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial compound with leased, owner-occupied, and storage spaces across multiple metal buildings.
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 totaling approximately 9,728 square feet; Approximately 1 acre with 200 feet of Market Street frontage and 125 feet along Oak Avenue; Two entrances serve the corner property
