Highway Frontage Flex
For Sale
$795,000
1830 Highway 35 S, Rockport, TX 78382
CommercialSale, Rockport, TX
Property Size3,956 SF
Lot Size1.34 Acres
Price / SF$200.96
Days on Market11
Property Features for 1830 Highway 35 S
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Subdivision
Manning
Lot features
Corner Lot, Level
Directions
1830 Highway 35 South, the lot on the other side of the houses on 35 South and the other 6 lots are behind the metal building and accessible from 5th street behind the building or unfinished Young st.
Standard status
Active
APN
3800107015000
Size
3,956 SF
Lot size
1.34 Acres
Taxes and HOA fees
Tax Description
MANNING, BLOCK 107, LOT 15-R
Legal Description
MANNING, BLOCK 107, LOT 15-R
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
1
Building materials
MetalSiding, WoodSiding
Listing Agency:
Coast Properties
(361) 945-3082
Listed By:
Tracey Gaines · License #0500829
(361) 945-3082
Added: Aug 13
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 480879
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.
This 3,956-square-foot flex property includes a metal building constructed in 2001, with electric heating, electric cooling, central air, public water, and public sewer. Off-street parking is provided, and the layout is suited to a range of commercial operations, including automotive service, warehouse, and general business uses.
The property encompasses 1.34 acres at 1830 Highway 35 S in Rockport, with highway frontage along Highway 35 South. Rear access is available from 5th Street and the unfinished Young Street. Multiple additional lots are included, including approximately six lots behind the building and a separate lot across from the Highway 35 South houses. The extra land provides room for vehicle, equipment, or material storage, parking, and future expansion.
The property encompasses 1.34 acres at 1830 Highway 35 S in Rockport, with highway frontage along Highway 35 South. Rear access is available from 5th Street and the unfinished Young Street. Multiple additional lots are included, including approximately six lots behind the building and a separate lot across from the Highway 35 South houses. The extra land provides room for vehicle, equipment, or material storage, parking, and future expansion.
Key Highlights
- 3,956 square feet on 1.34 acres
- Metal building constructed in 2001
- Highway frontage along Highway 35 South
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
$45,609
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
5.74%
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%
$912,180
$912.2K
Cap Rate 7%
$651,557
$651.6K
Cap Rate 9%
$506,767
$506.8K
Market Conditions
NOI Build-Up for 3,956 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
$71.2K $18.00/SF
− Vacancy
−$6.1K −$1.53/SF
EGI
$65.2K $16.47/SF
− OpEx
−$19.5K −$4.94/SF
NOI
$45.6K $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%
$912,180
Cap Rate 7%
$651,557
Cap Rate 9%
$506,767
Alternative Uses
Best Use
Retail
$651.6K
$570.1K – $760.2K
NOI $45,609 @ 7.0% cap · market cap 5.74%
Second Best
Flex RnD
$527.2K
$461.3K – $615.1K
NOI $36,905 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,860 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Industrial 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?
Flex space - Metal commercial building with rear access and multiple lots for vehicle, equipment, or material storage.
Where is this flex space located?
The property is located at 1830 Highway 35 S Rockport, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,956 square feet on 1.34 acres; Metal building constructed in 2001; Highway frontage along Highway 35 South
