Mixed-Use Property with Bay
For Sale
$1,600,000
141 W Roberts Avenue, Port Aransas, TX 78373
CommercialSale, Port Aransas, TX
Property Size1,664 SF
Lot Size0.21 Acres
Price / SF$961.54
Days on Market64
Property Features for 141 W Roberts Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Zoning description
C2
Parking features
Garage, On Street, Covered, Open
Security features
Security
Interior features
Storage
Subdivision
Brundrett
Lot features
Interior Lot, Landscaped, Level
Standard status
Active
APN
111000030011
Size
1,664 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
BRUNDRETT SUR #7 - P A BLK 3 LOT 1
Legal Description
BRUNDRETT SUR #7 - P A BLK 3 LOT 1
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central, Ductless (Heating)
Cooling system
Ductless, Electric, Central Air
Water source
Public
Building Details
Year built
2018
Floors in Building
2
Number of units
4
Building materials
HardiplankType
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Fathom Realty LLC
(888) 455-6040
Listed By:
Brette Nickelson · License #0727498
(210) 213-8222
Added: Jun 20
Changed: Aug 19
Last Checked: Aug 22 at 9:06AM
MLS# 478310
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.
Investment Insights
Based on property information with market context.
Set on 0.21 acres in Old Town Port Aransas, this C2-zoned mixed-use property includes a 1,664-square-foot main structure with a high-ceiling garage or shop and two large bay doors. The building also contains an attached efficiency apartment with a full kitchen, full bathroom, closet space, and outdoor shower. Exterior stairs provide separate access to the apartment.
A detached stilt house adds two bedrooms, two full bathrooms, and covered parking below. The property also features a fenced side yard with a gated entry and turf grass, along with storage, garage parking, open parking, and on-street parking. Built in 2018, the improvements have Hardiplank construction, shingle roofing, public water, and public sewer.
A detached stilt house adds two bedrooms, two full bathrooms, and covered parking below. The property also features a fenced side yard with a gated entry and turf grass, along with storage, garage parking, open parking, and on-street parking. Built in 2018, the improvements have Hardiplank construction, shingle roofing, public water, and public sewer.
Key Highlights
- C2 zoning with mixed‑use improvements in Old Town Port Aransas
- 1,664‑square‑foot main structure on 0.21 acres
- High‑ceiling garage or shop with two large bay doors
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
$120,514
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
7.53%
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%
$2,410,280
$2.4M
Cap Rate 7%
$1,721,629
$1.7M
Cap Rate 9%
$1,339,044
$1.3M
Market Conditions
NOI Build-Up for 1,664 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
$155.0K $93.12/SF
− Vacancy
−$13.2K −$7.92/SF
EGI
$141.8K $85.20/SF
− OpEx
−$21.3K −$12.78/SF
NOI
$120.5K $72.42/SF
Area
Nueces County, TX
Vacancy
8.50%
Lease Rate
$93.12 /SF/Yr
Expense Ratio
15.00%
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%
$2,410,280
Cap Rate 7%
$1,721,629
Cap Rate 9%
$1,339,044
Alternative Uses
Best Use
Warehouse
$1.72M
$1.51M – $2.01M
NOI $120,514 @ 7.0% cap · market cap 7.53%
Second Best
Industrial
$1.42M
$1.24M – $1.65M
NOI $99,247 @ 7.0% cap · market cap 6.20%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
731
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C2-zoned property combines a high-ceiling shop, attached efficiency apartment, and detached two-bedroom stilt house.
Where is this mixed-use property located?
The property is located at 141 W Roberts Avenue Port Aransas, 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: C2 zoning with mixed‑use improvements in Old Town Port Aransas; 1,664‑square‑foot main structure on 0.21 acres; High‑ceiling garage or shop with two large bay doors
