Two-Unit Duplex with Utility
For Sale
$189,000
215 S 11TH ST, Aransas Pass, TX 78336
Residential Income, Aransas Pass, TX
Property Size1,500 SF
Lot Size0.16 Acres
Price / SF$126
Days on Market105
Property Features for 215 S 11TH ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4
Subdivision
City of Aransas Pass Townsite
Lot features
Inside Lot, Trees
Elementary school district
Aransas Pass ISD
Middle school district
Aransas Pass ISD
High school district
Aransas Pass ISD
Standard status
Active
Size
1,500 SF
Lot size
0.16 Acres
Building Details
Floors in Building
2
Number of units
2
Building materials
Slab Foundation
Roof type
Composition
Listing Agency:
Dream Team Realtors
(361) 758-7534
Listed By:
Sandy Riggs · License #0675704
(361) 222-1134
Added: Jun 1
Changed: Sep 12
Last Checked: Sep 13 at 1:06PM
MLS# 155365
Copyright © 2026 Rockport Area Association of Realtors. 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 residential duplex contains two separate units within approximately 1,500 square feet. The lower residence offers two bedrooms, two full bathrooms, and a dedicated utility room with washer and dryer hookups. The upper unit also includes two bedrooms and two full bathrooms, providing a comparable four-bedroom, four-bathroom configuration across the property.
The 0.1607-acre parcel is located in Aransas Pass, Texas, near local amenities, shopping, dining, and coastal fishing and boating destinations. Residential zoning supports the property's residential use, while the two-unit layout accommodates rental income, owner occupancy, or multigenerational living as described in the property information. Construction details include a slab foundation and composition roofing.
The 0.1607-acre parcel is located in Aransas Pass, Texas, near local amenities, shopping, dining, and coastal fishing and boating destinations. Residential zoning supports the property's residential use, while the two-unit layout accommodates rental income, owner occupancy, or multigenerational living as described in the property information. Construction details include a slab foundation and composition roofing.
Key Highlights
- Two‑unit duplex with 1,500 square feet of property size
- Each unit includes 2 bedrooms and 2 full bathrooms
- Downstairs unit has a dedicated utility room with washer and dryer hookups
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
$13,865
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
7.34%
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%
$277,300
$277.3K
Cap Rate 7%
$198,071
$198.1K
Cap Rate 9%
$154,056
$154.1K
Market Conditions
NOI Build-Up for 1,500 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
$22.5K $15.00/SF
− Vacancy
−$2.7K −$1.80/SF
EGI
$19.8K $13.20/SF
− OpEx
−$5.9K −$3.96/SF
NOI
$13.9K $9.24/SF
Area
San Patricio County, TX
Vacancy
11.97%
Lease Rate
$15.00 /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%
$277,300
Cap Rate 7%
$198,071
Cap Rate 9%
$154,056
Alternative Uses
Best Use
Multifamily LT 5
$198.1K
$173.3K – $231.1K
NOI $13,865 @ 7.0% cap · market cap 7.34%
Second Best
Apartment 5plus
$175.5K
$153.6K – $204.8K
NOI $12,287 @ 7.0% cap · market cap 6.50%
Theoretical Best
Hotel Hospitality
$769.5K
$673.3K – $897.8K
NOI $53,865 @ 7.0% cap · market cap 28.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
443
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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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Residential duplex with two-bedroom units, private layouts, and additional rental or owner-occupancy flexibility.
Where is this duplex located?
The property is located at 215 S 11TH ST Aransas Pass, TX.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,500 square feet of property size; Each unit includes 2 bedrooms and 2 full bathrooms; Downstairs unit has a dedicated utility room with washer and dryer hookups
