Coffee Shop with Gathering
For Sale
Contact for pricing
802 Main Street, Rockport, TX 78382
Commercially zoned café featuring specialty beverages and areas for customer gatherings.
Property Size1,620 SF
Price / SF$401.23
Days on Market8
Property Features for 802 Main Street
General Information
Standard status
Active
Size
1,620 SF
Total Parking Spaces
7
Property subtype
Business for Sale
Zoning
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
1977
Listing Agency:
Keller Williams Coastal Bend
(361) 500-1503
Listed By:
Connie Polk · License #Texas 781299
Source:
Crexi
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 3:18PM
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 Keller Williams Coastal Bend
Investment Insights
Based on property information with market context.
Main Street Coffee House is a coffee shop with a distinctive interior atmosphere, specialty drinks, and designated gathering areas. The property contains 1,620 square feet and was built in 1977, providing an established physical setting for café operations.
Located at 802 Main Street in downtown Rockport, the property places the business within the Texas coastal community. Commercial zoning supports its current commercial use, while the existing coffee shop identity and customer-oriented layout provide a defined operating concept.
Located at 802 Main Street in downtown Rockport, the property places the business within the Texas coastal community. Commercial zoning supports its current commercial use, while the existing coffee shop identity and customer-oriented layout provide a defined operating concept.
Key Highlights
- 1,620‑square‑foot coffee shop property
- Main Street Coffee House business and brand
- Specialty drinks and customer gathering areas
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
$23,235
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
3.57%
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%
$464,700
$464.7K
Cap Rate 7%
$331,929
$331.9K
Cap Rate 9%
$258,167
$258.2K
Market Conditions
NOI Build-Up for 1,620 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
$32.3K $19.92/SF
− Vacancy
−$1.3K −$0.80/SF
EGI
$31.0K $19.12/SF
− OpEx
−$7.7K −$4.78/SF
NOI
$23.2K $14.34/SF
Area
Aransas County, TX
Vacancy
4.00%
Lease Rate
$19.92 /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%
$464,700
Cap Rate 7%
$331,929
Cap Rate 9%
$258,167
Alternative Uses
Best Use
Specialty Retail
$331.9K
$290.4K – $387.3K
NOI $23,235 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$619.3K
$541.9K – $722.5K
NOI $43,350 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
678
Businesses Nearby
15k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
6,557 visits/mo
0.2 miles
Wells Fargo
Shops & Services
3,284 visits/mo
0.4 miles
Watermill Express
Shops & Services
3,191 visits/mo
0.3 miles
Stripes
Shops & Services
1,973 visits/mo
0.4 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Rockport Daily Grind — 302 S Austin St, Rockport, TX 78382
- Main Street Coffee House — 802 E Main St, Rockport, TX 78382
- Coffee Spanked — 511 E Cornwall St, Rockport, TX 78382
- Rockport Boba Tea and Coffee — 408 N Church St A, Rockport, TX 78382
Frequently Asked Questions
What type of property is this?
Coffee shop - Commercially zoned café featuring specialty beverages and areas for customer gatherings.
Where is this coffee shop located?
The property is located at 802 Main 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: 1,620‑square‑foot coffee shop property; Main Street Coffee House business and brand; Specialty drinks and customer gathering areas
