Mixed-Use Storefront with
For Sale
$650,000
416 S Austin St, Rockport, TX 78382
Display windows and open retail area are paired with an upper-level one-bedroom, one-bath living space.
Property Size2,080 SF
Price / SF$312.50
Days on Market8
Property Features for 416 S Austin St
General Information
Standard status
Active
Size
2,080 SF
Building Details
Year Built
1945
Listing Agency:
Key Allegro Real Estate
(361) 548-3691
Listed By:
John Kidwell · License #422788B
Source:
Thebranchinc
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 2:16AM
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 Key Allegro Real Estate
Investment Insights
Based on property information with market context.
Located at 416 S Austin St in Rockport, this 2,080-square-foot mixed-use property combines a storefront with an upper-level residential component. The commercial area includes large display windows and open space for product inventory, while the apartment provides one bedroom and one bathroom.
Built in 1945, the property is currently occupied by Song Bird Chic, whose tenant has expressed interest in remaining. The storefront and apartment configuration creates a property with both retail and living space within the same building.
Built in 1945, the property is currently occupied by Song Bird Chic, whose tenant has expressed interest in remaining. The storefront and apartment configuration creates a property with both retail and living space within the same building.
Key Highlights
- 2,080‑square‑foot mixed‑use property at 416 S Austin St, Rockport, TX 78382
- Storefront features large display windows and open product‑inventory space
- Upper‑level apartment includes 1 bedroom and 1 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
$23,980
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
3.69%
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%
$479,600
$479.6K
Cap Rate 7%
$342,571
$342.6K
Cap Rate 9%
$266,444
$266.4K
Market Conditions
NOI Build-Up for 2,080 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
$37.4K $18.00/SF
− Vacancy
−$3.2K −$1.53/SF
EGI
$34.3K $16.47/SF
− OpEx
−$10.3K −$4.94/SF
NOI
$24.0K $11.53/SF
Area
Aransas County, TX
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$479,600
Cap Rate 7%
$342,571
Cap Rate 9%
$266,444
Alternative Uses
Best Use
Retail
$342.6K
$299.8K – $399.7K
NOI $23,980 @ 7.0% cap · market cap 3.69%
Second Best
Mixed Use
$320.9K
$280.8K – $374.4K
NOI $22,464 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$795.1K
$695.7K – $927.7K
NOI $55,659 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
6,557 visits/mo
0.5 miles
Wells Fargo
Shops & Services
3,284 visits/mo
0.5 miles
Watermill Express
Shops & Services
3,191 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Display windows and open retail area are paired with an upper-level one-bedroom, one-bath living space.
Where is this mixed-use property located?
The property is located at 416 S Austin St Rockport, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,080‑square‑foot mixed‑use property at 416 S Austin St, Rockport, TX 78382; Storefront features large display windows and open product‑inventory space; Upper‑level apartment includes 1 bedroom and 1 bathroom
