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Property profile & analytics
FOR SALE
Turn key restaurants
118 Cut Off Rd, Port Aransas, TX 78373
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-3384262
For Sale
1 / 40
$1,395,000
118 Cut Off Rd, Port Aransas, TX 78373
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
The Sandbar LLC · 3 yrs held
The Sandbar LLC
since 2022
6 recorded transactions
Zoning & alternative use
BUS · Port Aransas, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Port Aransas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Aransas submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
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
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
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, TX
Zoning BUS · permitted uses
BUS · Port Aransas, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Port Aransas. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2001
Heating
CENTRAL
Cooling
Yes
Lot
0.35 ac
Current owner
From public records · entity-resolved
The Sandbar LLC
Entity
Mailing address
2246 WHISPERING WAY, NEW BRAUNFELS, TX 78130-3395
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2023
—
The Sandbar LLC
—
Deed
related
$300,000 · Simmons Bank
Jul 26, 2022
—
The Sandbar LLC
Millennium Trust Company LLC
Venders Lien
$880,000 · Simmons Bank
Jun 14, 2018
—
Mark E Wysocki
Richards,guy M & Renee P
Warranty Deed
—
May 7, 2018
—
Guy Richards
—
Deed
related
$205,215 · Firstcapital Bk/tx NA
—
—
Bray H Cook
—
Deed Of Trust
related
$115,000 · Valuebank Texas
—
—
Guy Richards
—
Loan Modification
related
$205,215 · Firstcapital Bk/tx NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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