Retail Storefront with Upper
For Sale
$650,000
416 S Austin Street, Rockport, TX 78382
COMMERCIAL - Rockport, TX
Property Size2,080 SF
Lot Size0.06 Acres
Price / SF$312.50
Days on Market157
Property Features for 416 S Austin Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Zoning description
B-1
Subdivision
Doughty & Mathis
View
Water
Directions
Business 35 to Austin St. to 416 Austin.
Standard status
Active
APN
1575008008000
Size
2,080 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
DOUGHTY & MATHIS, BLOCK 8, LOT S 28' OF 8
Legal Description
DOUGHTY & MATHIS, BLOCK 8, LOT S 28' OF 8
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1945
Floors in Building
2
Building materials
Brick, Stucco, WoodSiding
Listing Agency:
Key Allegro Real Estate
(361) 729-3691
Listed By:
John Kidwell · License #0422788
(361) 548-3691
Added: Mar 20
Changed: Aug 4
Last Checked: Aug 23 at 4:06PM
MLS# 473580
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.
This property combines street-level retail with an upper residential unit. The storefront includes big display windows and an open layout suited for product inventory, merchandising, or flexible retail use. Above is a one-bedroom, one-bath living space or apartment, providing a live-work configuration for an owner-operator or a tenant mix.
Located in Rockport, TX, the building sits on a small lot, at 416 S Austin Street. The listing is zoned B-1.
The current tenant, Song Bird Chic, is occupying the space, and the tenant has expressed interest in staying. For a buyer seeking a storefront with an integrated living option, this configuration can support storefront operations while also providing an additional unit within the same property. The open retail area and display window frontage are designed for customers to view merchandise at street level.
Located in Rockport, TX, the building sits on a small lot, at 416 S Austin Street. The listing is zoned B-1.
The current tenant, Song Bird Chic, is occupying the space, and the tenant has expressed interest in staying. For a buyer seeking a storefront with an integrated living option, this configuration can support storefront operations while also providing an additional unit within the same property. The open retail area and display window frontage are designed for customers to view merchandise at street level.
Key Highlights
- Brick, stucco, and wood siding construction
- 1945 build with central heating and central air
- Public water and public sewer service
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
$23,980
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
3.69%
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%
$479,600
$479.6K
Cap Rate 7%
$342,571
$342.6K
Cap Rate 9%
$266,444
$266.4K
Market Conditions
NOI Build-Up for 2,080 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
$37.4K $18.00/SF
− Vacancy
−$3.2K −$1.53/SF
EGI
$34.3K $16.47/SF
− OpEx
−$10.3K −$4.94/SF
NOI
$24.0K $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%
$479,600
Cap Rate 7%
$342,571
Cap Rate 9%
$266,444
Alternative Uses
Best Use
Retail
$342.6K
$299.8K – $399.7K
NOI $23,980 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$795.1K
$695.7K – $927.7K
NOI $55,659 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
13k
Monthly Visits Nearby
Balanced
Demand for This Use
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Front storefront space with large display windows plus an above-grade one-bedroom, one-bath living unit.
Where is this storefront property located?
The property is located at 416 S Austin Street Rockport, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Brick, stucco, and wood siding construction; 1945 build with central heating and central air; Public water and public sewer service
