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    Corner Homesite Steps to Beach Title is generated by Realmo AI

    116 Retreat Street lot 31R, Port Aransas, TX 78373

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    For Sale
    $389,000

    LAND - Port Aransas, TX

    Lot size:
    0.09 Acres
    Added:
    Jan 29, 2026
    Days on Market:
    128
    Last Refresh:
    Jun 6 at 8:06 am

    Property Features for 116 Retreat Street lot 31R

    General Information

    Property type
    Land
    Property subtype
    Other
    Pool private
    1
    Standard status
    Active
    APN
    161900010310
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Description
    CINNAMON SHORE SOUTH UNIT 3 BLK 1 LOT 31R

    Utilities

    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Jennifer Baker

    Listing agent Jennifer Baker License #0509365

    Listing office Bluefin Realty 726 Lantana Dr., Port Aransas, TX

    Listing date Jan 29, 2026

    MLS# 470642 Listing URL

    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.

    HighLights

    • Private pool permitted (PoolPrivateYN: true)
    • Corner homesite in Cinnamon Shore South with access to Cinnamon Shore North amenities
    • Engineering and water tap fee approved and in place
    • Public sewer available
    • Steps to community amenities including Cabana and Splish Splash pools, Coastline Grill, pickleball and bocce courts, parks, lakes, and walkways
    • Near Sundown Lake and South Town Square; access to the beach via Coastline Crossover

    Overview

    This for-sale corner homesite at Cinnamon Shore South offers a coastal buildable setting, positioned steps from the beach. The seller notes potential views of Gulf waters. Approved engineering and a water tap fee are already in place, which can help streamline the pre-construction process. Curated home plans are also described as available to support design decisions tailored for the coast.

    Cinnamon Shore South is presented as a resort-style community with access to amenities such as the Cabana and Splish Splash pools, Coastline Grill, pickleball and bocce ball courts, scenic parks, lakes, and pedestrian-friendly walkways. The listing also references easy access to Sundown Lake, as well as the ability to reach South Town Square by golf cart. Additionally, it mentions a Coastline Club with restaurant and bar that is expected to anchor the area, along with a nearby Coastline Crossover providing access to the beach.

    For buyers looking to build in a coastal, amenity-rich environment, this property provides a corner lot in Cinnamon Shore South with beach proximity and confirmed site-prep items (engineering and water tap fee approved and in place) to support planning. Buyers will want to review the community amenities and the available access points described for beach and on-site recreation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Port Aransas
    County
    Nueces
    State
    Texas
    Longitude
    -97.117399
    Latitude
    27.754967

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    FAQs

    What type of property is this?
    Residential land & home lot - Corner homesite in Cinnamon Shore South with quick beach access and shared community resort amenities.
    Where is this residential land & home lot located?
    The property is located at 116 Retreat Street lot 31R Port Aransas, TX.
    What is the asking price?
    The asking price for this property is $389,000.
    What are key features of this property?
    This property features: Private pool permitted (PoolPrivateYN: true); Corner homesite in Cinnamon Shore South with access to Cinnamon Shore North amenities; Engineering and water tap fee approved and in place
    (512) 739-1500
    We can help!
    Listing Contact
    Jennifer Baker
    Real Estate License ID: 0509365
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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