Mixed-Use Storefront with
For Sale
$599,999
416 S Austin St, Rockport, TX 78382
Commercial Sale, ROCKPORT, TX
Property Size2,500 SF
Price / SF$239
Days on Market546
Property Features for 416 S Austin St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Subdivision
Doughty&Mathis
Elementary school district
RFISD
Middle school district
RFISD
High school district
RFISD
Standard status
Active
Size
2,500 SF
Building Details
Year built
1945
Floors in Building
2
Number of units
1
Listing Agency:
KEY ALLEGRO REAL ESTATE
(361) 729-3691
Listed By:
JOHN KIDWELL · License #0422788
(361) 548-3691
Added: Mar 27, 2025
Changed: Sep 21
Last Checked: Sep 23 at 5:06PM
MLS# 147703
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 mixed-use property combines a storefront with large display windows and an open interior area suited to product inventory. A one-bedroom, one-bath apartment is located above the commercial space, creating a distinct residential component within the building. The property contains approximately 2,500 square feet and was built in 1945.
Located at 416 S Austin St in Rockport, the property is zoned B-1. The storefront is currently occupied by Song Bird Chic, whose tenancy is intended to continue. The configuration provides a street-facing commercial presence with an apartment positioned on the upper level.
Located at 416 S Austin St in Rockport, the property is zoned B-1. The storefront is currently occupied by Song Bird Chic, whose tenancy is intended to continue. The configuration provides a street-facing commercial presence with an apartment positioned on the upper level.
Key Highlights
- 2,500‑square‑foot mixed‑use property
- Storefront with large display windows and open inventory area
- One‑bedroom, one‑bath apartment above the commercial space
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
$28,822
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
4.80%
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%
$576,440
$576.4K
Cap Rate 7%
$411,743
$411.7K
Cap Rate 9%
$320,244
$320.2K
Market Conditions
NOI Build-Up for 2,500 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
$45.0K $18.00/SF
− Vacancy
−$3.8K −$1.53/SF
EGI
$41.2K $16.47/SF
− OpEx
−$12.4K −$4.94/SF
NOI
$28.8K $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%
$576,440
Cap Rate 7%
$411,743
Cap Rate 9%
$320,244
Alternative Uses
Best Use
Retail
$411.7K
$360.3K – $480.4K
NOI $28,822 @ 7.0% cap · market cap 4.80%
Second Best
Mixed Use
$385.7K
$337.5K – $450.0K
NOI $27,000 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$955.7K
$836.2K – $1.11M
NOI $66,898 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
6,557 visits/mo
0.5 miles
Wells Fargo
Shops & Services
3,284 visits/mo
0.5 miles
Watermill Express
Shops & Services
3,191 visits/mo
0.5 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - B-1-zoned commercial property with display windows, open retail space, and an upstairs one-bedroom apartment.
Where is this mixed-use property located?
The property is located at 416 S Austin St Rockport, TX.
What is the asking price?
The asking price for this property is $599,999.
What are key features of this property?
This property features: 2,500‑square‑foot mixed‑use property; Storefront with large display windows and open inventory area; One‑bedroom, one‑bath apartment above the commercial space
