Mixed-Use Property with
121 Cut Off, Port Aransas, TX 78373
For Sale
$1,995,000
CommercialSale, Port Aransas, TX
Property Size4,489 SF
Lot Size0.67 Acres
Price / SF$323.39
Days on Market313
Property Features for 121 Cut Off
General Information
Property type
Property subtype
Zoning
Zoning description
Parking
Parking features
Security features
Subdivision
Lot features
Standard status
APN
Size
Lot size
Additional Details
Tenant in Place
Taxes and HOA fees
Tax Description
Legal Description
Utilities
Heating system
Cooling system
Amenities
pool
roof top covered deck
laundry facility
Building Details
Year built
Floors in Building
Building materials
Roof type
Listing Agency:
RE/MAX Coastal Living · RE/MAX International
(361) 749-2777
Listed By:
Marcus Starkey · License TX #0436531
(361) 815-2300
Added: Jan 2
Changed: Nov 10
Last Checked: Nov 10 at 11:06PM
MLS# 469213
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.
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Investment Insights
Based on property information with market context.
Located at 121 Cut Off in Port Aransas, this mixed-use commercial property contains 6,169 square feet on 0.665 acres. The approximately 4,489-square-foot main building includes 2,232 square feet of office space with a full kitchen, 1,637 square feet configured for wellness spa and boutique use, a 620-square-foot one-bedroom apartment, an on-site laundry facility, two storage rooms, and a 750-square-foot covered rooftop deck overlooking the ship channel.
The office area is occupied by University Title under a five-year net lease, while the wellness area is available for owner use or leasing. Four studio suites were added in 2019 and operate as vacation rentals alongside an 11 x 30 saltwater swimming pool. Additional features include impact windows, Hardiplank construction, a recently refurbished lighted sign, and a roof replaced in December 2017. The property is in an X flood zone with elevation over 13 feet and has off-street parking.
The office area is occupied by University Title under a five-year net lease, while the wellness area is available for owner use or leasing. Four studio suites were added in 2019 and operate as vacation rentals alongside an 11 x 30 saltwater swimming pool. Additional features include impact windows, Hardiplank construction, a recently refurbished lighted sign, and a roof replaced in December 2017. The property is in an X flood zone with elevation over 13 feet and has off-street parking.
Key Highlights
- 6,169‑square‑foot mixed‑use commercial property on 0.665 acres or 28,974 square feet
- Main building is approximately 4,489 sq. ft. with office, wellness, apartment, laundry, and storage areas
- 2,232 sq. ft. of office space leased to University Title on a five‑year net lease
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$103,189
Cap Rate
5.17%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,063,780
$2.1M
Cap Rate 7%
$1,474,129
$1.5M
Cap Rate 9%
$1,146,544
$1.1M
Market Conditions
NOI Build-Up for 6,169 SF
Gross rent
$189.5K $30.72/SF
− Vacancy
−$51.9K −$8.42/SF
EGI
$137.6K $22.30/SF
− OpEx
−$34.4K −$5.58/SF
NOI
$103.2K $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 Rate 5%
$2,063,780
Cap Rate 7%
$1,474,129
Cap Rate 9%
$1,146,544
Alternative Uses
Best Use
Office B
$1.47M
$1.29M – $1.72M
NOI $103,189 @ 7.0% cap · market cap 5.17%
Second Best
Mixed Use
$1.19M
$1.04M – $1.39M
NOI $83,282 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,905 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
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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
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Market
Vacancy Rate% for Office in South region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial-zoned property includes office, wellness, residential, and vacation-rental components.
Where is this mixed-use property located?
The property is located at 121 Cut Off Port Aransas, TX.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 6,169‑square‑foot mixed‑use commercial property on 0.665 acres or 28,974 square feet; Main building is approximately 4,489 sq. ft. with office, wellness, apartment, laundry, and storage areas; 2,232 sq. ft. of office space leased to University Title on a five‑year net lease
