Live-Work Property with Boat
For Sale
$415,000
801 S 9th Street, Port Aransas, TX 78373
CommercialSale, Port Aransas, TX
Property Size1,684 SF
Lot Size0.14 Acres
Price / SF$246.44
Days on Market285
Property Features for 801 S 9th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Zoning description
C-2
Parking features
Garage, Off Street
Exterior features
Storage
Subdivision
Mustang Island
Lot features
Interior Lot, Level
Directions
1 block off Alister/St Hwy 361 behind Whataburger parking lot or 1 block south of Ave G & Ninth intersection.
Standard status
Active
APN
548800650081
Size
1,684 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
MUSTANG ISLAND BLK 65 LOT 8-A
Legal Description
MUSTANG ISLAND BLK 65 LOT 8-A
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Mark Grosse Real Estate LLC
(361) 749-6603
Listed By:
Tara Hogan · License #0620385
(806) 729-1778
Added: Dec 12, 2025
Changed: Sep 21
Last Checked: Sep 23 at 12:06AM
MLS# 468486
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 C-2-zoned live-work property combines a 924-square-foot, two-bedroom, two-bath manufactured home with a 760-square-foot detached metal boat barn. The 1,684-square-foot improvement package includes a functional kitchen with newer cabinetry, tiled backsplash, stainless appliances, split bedrooms, tiled bathroom surrounds, LVP flooring, updated electrical panels, and central heat and air conditioning. A shaded patio connects the home and barn, while parking is provided on and around the property.
The 6,022-square-foot lot is located at 801 S 9th Street in Port Aransas, behind Whataburger and one block from Alister St., Hwy 361, and Ave G. The property is positioned at the entrance to a quiet fenced enclave and includes a fresh replat with a dedicated roadway. Public water and public sewer serve the site, and the 1983 improvements include shingle roofing, electric heating, and central air conditioning.
The 6,022-square-foot lot is located at 801 S 9th Street in Port Aransas, behind Whataburger and one block from Alister St., Hwy 361, and Ave G. The property is positioned at the entrance to a quiet fenced enclave and includes a fresh replat with a dedicated roadway. Public water and public sewer serve the site, and the 1983 improvements include shingle roofing, electric heating, and central air conditioning.
Key Highlights
- C‑2 zoning on a 6,022 Sq ft lot
- 924 SF manufactured home with 2 bedrooms and 2 baths
- 760 SF detached metal boat barn
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
$28,168
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
6.79%
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%
$563,360
$563.4K
Cap Rate 7%
$402,400
$402.4K
Cap Rate 9%
$312,978
$313.0K
Market Conditions
NOI Build-Up for 1,684 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
$51.7K $30.72/SF
− Vacancy
−$14.2K −$8.42/SF
EGI
$37.6K $22.30/SF
− OpEx
−$9.4K −$5.58/SF
NOI
$28.2K $16.73/SF
Area
Nueces County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$563,360
Cap Rate 7%
$402,400
Cap Rate 9%
$312,978
Alternative Uses
Best Use
Office B
$402.4K
$352.1K – $469.5K
NOI $28,168 @ 7.0% cap · market cap 6.79%
Second Best
Mixed Use
$324.8K
$284.2K – $378.9K
NOI $22,734 @ 7.0% cap · market cap 5.48%
Theoretical Best
Warehouse
$1.74M
$1.52M – $2.03M
NOI $121,962 @ 7.0% cap · market cap 29.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
634
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Live-work space - C-2-zoned property pairs a manufactured home with a detached metal barn and flexible workspace potential.
Where is this live-work space located?
The property is located at 801 S 9th Street Port Aransas, TX.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: C‑2 zoning on a 6,022 Sq ft lot; 924 SF manufactured home with 2 bedrooms and 2 baths; 760 SF detached metal boat barn
