Commercial Land with Warehouse
For Sale
Contact for pricing
2034 Highway 35, Aransas Pass, TX 78336
Commercial tract with existing office and warehouse improvements along Highway 35.
Property Size1,600 SF
Price / SF$311.88
Days on Market118
Property Features for 2034 Highway 35
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Retail, Industrial, Special Purpose
Zoning
C
Investment Type
Value Add
Building Details
Year Built
1994
Buildings
2
Stories
1
Units
2
Tenancy
Single
Listing Agency:
Spears & Co Real Estate
(512) 826-0462
Listed By:
Donnie Garcia · License #721523
Source:
Crexi
Added: May 7
Changed: Aug 31
Last Checked: Aug 31 at 4:13AM
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 Spears & Co Real Estate
Investment Insights
Based on property information with market context.
This 6-acre commercial land property includes warehouse buildings and an office on site. The improvements were built in 1994, providing an established physical component within the larger tract. The property is zoned C and is currently occupied by UHAUL and an auto business renting the buildings.
Located between Rockport and Portland along Highway 35, the property combines commercial land with existing warehouse and office space. The current tenant presence and established improvements provide concrete operating context for evaluating the site.
Located between Rockport and Portland along Highway 35, the property combines commercial land with existing warehouse and office space. The current tenant presence and established improvements provide concrete operating context for evaluating the site.
Key Highlights
- 6 acres of commercial land
- Warehouse buildings and office space on site
- Zoned C
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
$20,700
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
4.15%
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%
$414,000
$414.0K
Cap Rate 7%
$295,714
$295.7K
Cap Rate 9%
$230,000
$230.0K
Market Conditions
NOI Build-Up for 1,600 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
$38.0K $23.76/SF
− Vacancy
−$10.4K −$6.51/SF
EGI
$27.6K $17.25/SF
− OpEx
−$6.9K −$4.31/SF
NOI
$20.7K $12.94/SF
Area
San Patricio County, TX
Vacancy
27.40%
Lease Rate
$23.76 /SF/Yr
Expense Ratio
25.00%
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%
$414,000
Cap Rate 7%
$295,714
Cap Rate 9%
$230,000
Alternative Uses
Best Use
Office B
$295.7K
$258.8K – $345.0K
NOI $20,700 @ 7.0% cap · market cap 4.15%
Second Best
Warehouse
$151.8K
$132.8K – $177.1K
NOI $10,624 @ 7.0% cap · market cap 2.13%
Theoretical Best
Hotel Hospitality
$820.8K
$718.2K – $957.6K
NOI $57,456 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 78336, TX
12,009
Population
6,577
Households
1.8
Avg Household Size
45
Median Age
16%
College-Educated
87%
High-School Grad
60.0 sq mi
ZIP Area
200
Density / Sq Mi
$58,536
Median Household Income
$37,297
Median Earnings
$1,182
Median Rent
$204,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial tract with existing office and warehouse improvements along Highway 35.
Where is this commercial land located?
The property is located at 2034 Highway 35 Aransas Pass, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 6 acres of commercial land; Warehouse buildings and office space on site; Zoned C
