Zoned C-2 Live-Work
For Sale
$2,600,000
114 Avenue J, Port Aransas, TX 78373
Zoned C-2 live-work building with open first-floor office or storage space plus two fully furnished upstairs units.
Property Size5,253 SF
Price / SF$494.96
Days on Market95
Property Features for 114 Avenue J
General Information
Standard status
Active
Size
5,253 SF
Property subtype
Office
Amenities
Central Air, Electric
3
C2
Concrete Driveway.
Level
Security Lighting, Landscaped. Asphalt, Paved Road, Level.
Building Details
Year Built
2019
Listing Agency:
Fathom Realty LLC
(210) 213-8222
Listed By:
Brette Nickelson · License #0727498
(210) 213-8222
Source:
Xome
Added: May 10
Changed: Aug 8
Last Checked: Aug 12 at 3:53AM
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 Fathom Realty LLC
Investment Insights
Based on property information with market context.
Located in Port Aransas and zoned C-2, this live-work building combines flexible workspace with two upstairs residential units. The first floor features a versatile open layout, two office or storage rooms, and a full bathroom. An additional separate yet attached private space includes its own exterior entrance, offering a distinct option for an office or suite.
Upstairs, a shared patio provides access to two well-appointed units. Each unit is fully furnished and includes 2 bedrooms, 2 full bathrooms, a full kitchen, living and dining areas, and a laundry room, making the layout suitable for short-term rentals or extended stays. The property also offers ample parking.
Owner financing is available, according to the public remarks.
Upstairs, a shared patio provides access to two well-appointed units. Each unit is fully furnished and includes 2 bedrooms, 2 full bathrooms, a full kitchen, living and dining areas, and a laundry room, making the layout suitable for short-term rentals or extended stays. The property also offers ample parking.
Owner financing is available, according to the public remarks.
Key Highlights
- Zoned C‑2 in the heart of Port Aransas, designed for commercial and live‑work use
- 2019‑built property with central air and electric heating
- First floor offers an open layout plus two office or storage rooms and a full bathroom
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
$87,867
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
3.38%
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%
$1,757,340
$1.8M
Cap Rate 7%
$1,255,243
$1.3M
Cap Rate 9%
$976,300
$976.3K
Market Conditions
NOI Build-Up for 5,253 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
$161.4K $30.72/SF
− Vacancy
−$44.2K −$8.42/SF
EGI
$117.2K $22.30/SF
− OpEx
−$29.3K −$5.58/SF
NOI
$87.9K $16.73/SF
Area
Nueces County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$1,757,340
Cap Rate 7%
$1,255,243
Cap Rate 9%
$976,300
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.46M
NOI $87,867 @ 7.0% cap · market cap 3.38%
Second Best
Mixed Use
$1.01M
$886.5K – $1.18M
NOI $70,916 @ 7.0% cap · market cap 2.73%
Theoretical Best
Warehouse
$5.43M
$4.76M – $6.34M
NOI $380,444 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Explore this area
Business Placement
Demographics for 78373, TX
3,134
Population
5,614
Households
0.6
Avg Household Size
56
Median Age
38%
College-Educated
95%
High-School Grad
18.8 sq mi
ZIP Area
167
Density / Sq Mi
$90,000
Median Household Income
$52,353
Median Earnings
$2,226
Median Rent
$518,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Zoned C-2 live-work building with open first-floor office or storage space plus two fully furnished upstairs units.
Where is this short term rental property located?
The property is located at 114 Avenue J Port Aransas, TX.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Zoned C‑2 in the heart of Port Aransas, designed for commercial and live‑work use; 2019‑built property with central air and electric heating; First floor offers an open layout plus two office or storage rooms and a full bathroom
