Pond-Front RV
For Sale
$350,000
5601 Highway 361 Unit 756, Port Aransas, TX 78373
Improved site with a storage shed, landscaped setting, and access to resort amenities near the beach.
Property Size3,818 SF
Price / SF$91.67
Days on Market184
Property Features for 5601 Highway 361 Unit 756
General Information
Standard status
Active
Size
3,818 SF
Property subtype
Land / Acreage
Additional Details
HOA Fee
$343
Amenities
heated swimming pool
jacuzzi spa
on site laundry facilities
restrooms with private showers
activity center/clubhouse
cart accessible boardwalk
Yes
Landscaping
CommonGroundsArea, Lake
BeachRights, BeachAccess, Clubhouse, CoinLaundry, Pool
Listing Agency:
Coldwell Banker Island Escapes
Listed By:
Julie Humble · License #0472565
(361) 563-7788
Source:
Compass
Added: Mar 3
Changed: Sep 2
Last Checked: Sep 1 at 11:30PM
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 Coldwell Banker Island Escapes
Investment Insights
Based on property information with market context.
This improved RV site is positioned along the largest of three resort ponds and includes a storage shed, landscaping, and outdoor polywood furniture with an umbrella. The site accommodates parking for three vehicles in addition to the RV.
Gulf Waters Beach Front RV Resort provides a heated swimming pool, jacuzzi spa, laundry facilities, restrooms with private showers, an activity center and clubhouse. A cart-accessible boardwalk crosses the dunes to the beach, while the site is located at 5601 Highway 361, Unit 756, in Port Aransas. On-site staff can manage rentals when the site is not in use and retain 25% of gross rental income.
Gulf Waters Beach Front RV Resort provides a heated swimming pool, jacuzzi spa, laundry facilities, restrooms with private showers, an activity center and clubhouse. A cart-accessible boardwalk crosses the dunes to the beach, while the site is located at 5601 Highway 361, Unit 756, in Port Aransas. On-site staff can manage rentals when the site is not in use and retain 25% of gross rental income.
Key Highlights
- Site on the resort’s largest of three ponds
- Storage shed, landscaping, polywood furniture, and umbrella included
- Parking for 3 vehicles plus the RV
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
$20,563
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
5.88%
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%
$411,260
$411.3K
Cap Rate 7%
$293,757
$293.8K
Cap Rate 9%
$228,478
$228.5K
Market Conditions
NOI Build-Up for 3,818 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
$43.5K $11.40/SF
− Vacancy
−$6.1K −$1.61/SF
EGI
$37.4K $9.79/SF
− OpEx
−$16.8K −$4.41/SF
NOI
$20.6K $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%
$411,260
Cap Rate 7%
$293,757
Cap Rate 9%
$228,478
Alternative Uses
Best Use
Apartment 5plus
$293.8K
$257.0K – $342.7K
NOI $20,563 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$3.95M
$3.46M – $4.61M
NOI $276,515 @ 7.0% cap · market cap 79.00%
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 - Improved site with a storage shed, landscaped setting, and access to resort amenities near the beach.
Where is this mobile home & rv park located?
The property is located at 5601 Highway 361 Unit 756 Port Aransas, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Site on the resort’s largest of three ponds; Storage shed, landscaping, polywood furniture, and umbrella included; Parking for 3 vehicles plus the RV
