Waterfront Wedding
New
For Sale
$3,900,000
2100 E Hwy 361, Aransas Pass, TX 78336
CommercialSale, Aransas Pass, TX
Property Size9,548 SF
Lot Size3.19 Acres
Price / SF$408.46
Days on Market2
Property Features for 2100 E Hwy 361
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Garage, Open
Subdivision
Parrot Island Add - Arans
Lot features
Beach Front, Wetlands
View
Water
Standard status
Active
APN
645100000010/645100000020
Size
9,548 SF
Lot size
3.19 Acres
Taxes and HOA fees
Tax Description
PARROT ISLAND ADDITION - ARANSAS PASS, LOT 1-R and 2-R
Legal Description
PARROT ISLAND ADDITION - ARANSAS PASS, LOT 1-R and 2-R
Utilities
Heating system
Electric (Heating), Central, Natural Gas
Cooling system
Window Unit(s), Central Air
Water front features
Canal Access, Beach Front
Water front
1
Amenities
docks
piers
private boat ramp
deep-water channel access
cabana
waterfront deck
eagle's nest
Building Details
Year built
2007
Floors in Building
4
Building materials
Concrete, Stucco, WoodSiding
Roof type
Shingle
Listing Agency:
Coldwell Banker Pacesetter Steel · Coldwell Banker Real Estate
(361) 992-9231
Listed By:
Zoe Gottlich · License #0545781
(361) 813-9460
Added: Oct 2
Last Checked: Oct 3 at 2:06AM
MLS# 483270
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 along Redfish Bay, this 9,548-square-foot property occupies 3.19 acres across two adjoining waterfront lots. The main building contains 12 bedrooms with ensuite baths, a banquet hall, and a commercial-grade kitchen on the first floor. An upper-level kitchen serves an air-conditioned gathering and dining area. A cabana adds another structure to the property. The site was previously used for weddings and restaurant service, and the source describes residential and commercial zoning.
Marine improvements include docks and piers, a private boat ramp, canal access, and a channel described as deep-water access for vessels over 100 feet. The property is at 2100 E Hwy 361 in Aransas Pass, with waterfront and beach-front features. Building details include 2007 construction, concrete, stucco, and wood siding, central air, and both garage and open parking.
Marine improvements include docks and piers, a private boat ramp, canal access, and a channel described as deep-water access for vessels over 100 feet. The property is at 2100 E Hwy 361 in Aransas Pass, with waterfront and beach-front features. Building details include 2007 construction, concrete, stucco, and wood siding, central air, and both garage and open parking.
Key Highlights
- 3.19 acres across two adjoining waterfront lots
- 9,548‑square‑foot building with 12 bedrooms, each with an ensuite bath
- Banquet hall, commercial‑grade kitchen, and an additional kitchen upstairs
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
$342,869
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
8.79%
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%
$6,857,380
$6.9M
Cap Rate 7%
$4,898,129
$4.9M
Cap Rate 9%
$3,809,656
$3.8M
Market Conditions
NOI Build-Up for 9,548 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
$1.15M $120.00/SF
− Vacancy
−$423.9K −$44.40/SF
EGI
$721.8K $75.60/SF
− OpEx
−$379.0K −$39.69/SF
NOI
$342.9K $35.91/SF
Area
San Patricio County, TX
Vacancy
37.00%
Lease Rate
$120.00 /SF/Yr
Expense Ratio
52.50%
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%
$6,857,380
Cap Rate 7%
$4,898,129
Cap Rate 9%
$3,809,656
Alternative Uses
Best Use
Hotel Hospitality
$4.90M
$4.29M – $5.71M
NOI $342,869 @ 7.0% cap · market cap 8.79%
Second Best
Specialty Retail
$2.43M
$2.12M – $2.83M
NOI $169,802 @ 7.0% cap · market cap 4.35%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
387
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
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Wedding venue - A coastal event property combines guest accommodations, banquet space, and marine facilities on Redfish Bay.
Where is this wedding venue located?
The property is located at 2100 E Hwy 361 Aransas Pass, TX.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 3.19 acres across two adjoining waterfront lots; 9,548‑square‑foot building with 12 bedrooms, each with an ensuite bath; Banquet hall, commercial‑grade kitchen, and an additional kitchen upstairs
