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    Highway 100 Commercial Opportunity Title is generated by Realmo AI

    321 Highway 100, Port Isabel, TX 78578

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    Claim this Listing
    For Sale
    $1,500,000

    COMMERCIAL - Port Isabel, TX

    Property size:
    2,384 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $629/SF
    Added:
    Jun 22, 2025
    Days on Market:
    336
    Last Refresh:
    May 23 at 2:06 pm

    Property Features for 321 Highway 100

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Comm
    Standard status
    Active
    Size
    2,384 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    6257

    Building Details

    Year built
    1982
    Number of units
    2

    We can help!

    Listing Contact
    Laura Stathopoulos
    Laura Stathopoulos

    Listing agent Laura Stathopoulos

    Listing office Blue Heron Realty & Management, LLC 222 N Expressway Suite 185, Brownsville, TX

    Listing date Jun 22, 2025

    MLS# 103941

    Copyright © 2026 South Padre Island Board 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.

    HighLights

    • Prime commercial location on Highway 100 in Port Isabel, a high‑traffic area.
    • Turnkey business opportunity including building, equipment, inventory, and business operation.
    • Two businesses included: a convenience store (1,224 sq ft) and a liquor store (1,160 sq ft).
    • Well‑established business with a 40+ year operating history.
    • Drive‑through window at the liquor store for customer convenience.
    • Includes a parking lot and the iconic 'Circle Drive Inn' sign used for local announcements.

    Overview

    This commercial property features two established businesses: Causey's Liquor and Circle Drive Inn, including the building, equipment, inventory, and the business itself. The sale encompasses both businesses and the parking lot. Situated on Highway 100 in Port Isabel, the property benefits from high visibility and accessibility. The convenience store provides 1,224 square feet of space, while the liquor store offers 1,160 square feet. A black top parking lot serves both establishments. The liquor store includes a drive-through window for customer convenience. The Circle Drive Inn sign is a local landmark, used for daily celebrations and announcements. The family-operated business has been successful for over 40 years. This is a turnkey opportunity to own a family business or establish a new venture in Port Isabel, en route to South Padre Island. The property is zoned for commercial use and has a lot size of 1 acre. The total property size is 2,384 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Isabel
    County
    Cameron
    State
    Texas
    Longitude
    -97.2128029
    Latitude
    26.0741064

    Nearby Similar for Sale

    • $9,000,000
      25,257 SF

      Waterfront Multi-Use Income Property

      Income-producing asset with diversified revenue streams and development potential.
      418 W Highway 100, Port Isabel, TX 78578
      View Details
    • $499,900
      2,645 SF

      Port Isabel 5-Plex Investment Opportunity

      Fully occupied 5-unit property near South Padre Island beaches.
      510 S Musina, Port Isabel, TX 78578
      View Details

    FAQs

    What type of property is this?
    Grocery and convenience store - Turnkey business opportunity on highly sought after Highway 100.
    Where is this grocery and convenience store located?
    The property is located at 321 Highway 100 Port Isabel, TX.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Prime commercial location on Highway 100 in Port Isabel, a high‑traffic area.; Turnkey business opportunity including building, equipment, inventory, and business operation.; Two businesses included: a convenience store (1,224 sq ft) and a liquor store (1,160 sq ft).
    (956) 299-5945
    We can help!
    Listing Contact
    Laura Stathopoulos
    Laura Stathopoulos
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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