118 Cut Off Rd Port Aransas, TX 78373
Turn key restaurants
Google Maps
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
For Sale
1 / 40
$1,395,000
118 Cut Off Rd, Port Aransas, TX 78373
View Listing →
Estimated value (blended)
$260k
Range $234k – $286k (±10%)
Property ID
US82-3384262
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Total area
3,100 SF
Lot
0.35 ac (15,333 SF)
Zoning code
BUS
APN
5488-0142-0053
UPID
US82-3384262
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$235k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$260k
Owner & transaction history
since 2022
6 recorded transactions
Zoning & alternative use
BUS · Port Aransas, TX
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$260k
Value range
$234k – $286k
±10% around blend
Estimated value / SF
$84 / SF
Confidence
Property data
75
Comparable evidence
60
Income certainty
100
$234k
blend $260k
$286k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,100 SF
Lot area
0.35 ac
Year built
2001
APN
5488-0142-0053
Assessed value
$1,208,186
Annual tax
$13,245
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$13,245
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$260k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
3.92%
Selected cap rate for this turn key restaurants
Derived from the Port Aransas market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.92%
9.0%
NOI (est.)
$55k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.40M
Move the market yield to see immediate price impact.
Value / SF
$450
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.42%3.92%4.42%
$49k
$1.44M
$1.26M
$1.11M
$55k
$1.60M
$1.40M
$1.24M
$60k
$1.76M
$1.54M
$1.36M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,245
Tax year 2023
Assessed value
$1,208,186
Assessed 2024
Previous assessed
$1,048,086
+15.3% YoY
Effective rate
1.10%
On assessed value
Assessed land
$767,100
Assessed improvement
$441,086
Land market value
$767,100
Improvement market value
$441,086
Total market value
$1,208,186
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
2001
Heating
CENTRAL
Cooling
CENTRAL
Total area
3,100 SF
Lot
0.35 ac (15,333 SF)
Zoning code
BUS
APN
5488-0142-0053
UPID
US82-3384262
Jurisdiction
NUECES
Zoning & alternative use
BUS · Port Aransas, TXZoning BUS · permitted uses
BUS · Port Aransas, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2001
Heating
CENTRAL
Cooling
Yes
Lot
0.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BUS
Jurisdiction
Port Aransas, TX
Recorded code
BUS
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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