Waterfront RV Resort
For Sale
$347,000
5601 Highway 361 Unit 450, Port Aransas, TX 78373
Gated resort site with beach access, waterfront outdoor seating, and a private storage shed.
Property Size3,050 SF
Price / SF$113.77
Days on Market269
Property Features for 5601 Highway 361 Unit 450
General Information
Standard status
Active
Size
3,050 SF
Property subtype
Land / Acreage
Amenities
storage shed
waterfront seating
GatedCommunity
Gated
Listing Agency:
RE/MAX Security Real Estate
Listed By:
Lisa McCoy · License #0720543
(832) 752-0040
Source:
Compass
Added: Dec 9, 2025
Changed: Sep 2
Last Checked: Sep 1 at 10:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Security Real Estate
Investment Insights
Based on property information with market context.
Unit 450 is a waterfront site within Gulf Waters Beachfront Resort and RV Park at 5601 Highway 361 in Port Aransas. The property includes waterfront seating, an outdoor alcove suited to meal preparation, and a small storage shed for personal belongings.
The site is currently enrolled in the resort’s year-round rental pool and has an established rental record. Community features include a clubhouse, heated pool, shower facilities, and a private boardwalk providing access to the beach. The boardwalk is accessible by golf cart, and the resort is gated.
The site is currently enrolled in the resort’s year-round rental pool and has an established rental record. Community features include a clubhouse, heated pool, shower facilities, and a private boardwalk providing access to the beach. The boardwalk is accessible by golf cart, and the resort is gated.
Key Highlights
- Unit 450 at Gulf Waters Beachfront Resort and RV Park
- Currently in the year‑round rental pool with a strong rental record
- Waterfront seating and outdoor alcove for meal preparation
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
$16,427
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
4.73%
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%
$328,540
$328.5K
Cap Rate 7%
$234,671
$234.7K
Cap Rate 9%
$182,522
$182.5K
Market Conditions
NOI Build-Up for 3,050 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
$34.8K $11.40/SF
− Vacancy
−$4.9K −$1.61/SF
EGI
$29.9K $9.79/SF
− OpEx
−$13.4K −$4.41/SF
NOI
$16.4K $5.39/SF
Area
Nueces County, TX
Vacancy
14.10%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
45.00%
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%
$328,540
Cap Rate 7%
$234,671
Cap Rate 9%
$182,522
Alternative Uses
Best Use
Apartment 5plus
$234.7K
$205.3K – $273.8K
NOI $16,427 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.16M
$2.76M – $3.68M
NOI $220,893 @ 7.0% cap · market cap 63.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 78373, TX
3,134
Population
5,614
Households
0.6
Avg Household Size
56
Median Age
38%
College-Educated
95%
High-School Grad
18.8 sq mi
ZIP Area
167
Density / Sq Mi
$90,000
Median Household Income
$52,353
Median Earnings
$2,226
Median Rent
$518,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Gated resort site with beach access, waterfront outdoor seating, and a private storage shed.
Where is this mobile home & rv park located?
The property is located at 5601 Highway 361 Unit 450 Port Aransas, TX.
What is the asking price?
The asking price for this property is $347,000.
What are key features of this property?
This property features: Unit 450 at Gulf Waters Beachfront Resort and RV Park; Currently in the year‑round rental pool with a strong rental record; Waterfront seating and outdoor alcove for meal preparation
