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Property profile & analytics
FOR SALE
Office buildings
121 Cut Off Rd Port Aransas, TX 78373
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US83-3690527
For Sale
1 / 2
$2,200,000
121 Cut Off Rd, Port Aransas, TX 78373
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Total area
4,189 SF
Lot
0.66 ac (28,967 SF)
Zoning code
BUS
APN
0387-0000-0010
UPID
US83-3690527
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
Vista Mar Investments LLC · 17 yrs held
Vista Mar Investments LLC
since 2009
7 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
$14,908
Tax year 2023
Assessed value
$1,300,000
Assessed 2024
Previous assessed
$1,179,657
+10.2% YoY
Effective rate
1.15%
On assessed value
Assessed land
$869,220
Assessed improvement
$430,780
Land market value
$869,220
Improvement market value
$430,780
Total market value
$1,300,000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1979
Heating
NONE
Buildings
2
Total area
4,189 SF
Lot
0.66 ac (28,967 SF)
Zoning code
BUS
APN
0387-0000-0010
UPID
US83-3690527
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
1979
Heating
NONE
Buildings
2
Lot
0.66 ac
Current owner
From public records · entity-resolved
Vista Mar Investments LLC
Entity
Mailing address
PO BOX 306, PORT ARANSAS, TX 78373-0306
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2020
—
Marcus Starkey
—
Deed
related
$30,000 · John J Hubbard
Nov 1, 2017
—
Vista Mar Investments LLC
—
Deed
related
$343,700 · Us Small Busn Admn
Oct 26, 2017
—
Vista Mar Investments LLC
—
Deed
related
$87,200 · Us Small Busn Admn
Oct 6, 2017
—
Marcus Starkey
—
Trustees Deed
related
$150,000 · John J Hubbard
Sep 29, 2016
—
Marcus Starkey
—
Trustees Deed
related
$70,000 · John J Hubbard
Sep 2, 2014
—
Vista Mar Investments LLC
—
Trustees Deed
related
$150,000 · Charles Miller
Oct 1, 2013
—
Vista Mar Investments LLC
—
Trustees Deed
related
$225,000 · Charles Miller
Jul 6, 2009
—
Vista Mar Investments LLC
Ocean View Property Group Ltd
Grant Deed
$750,000 · Ocean View Property Group Ltd
—
—
Marcus Starkey
—
Loan Modification
related
$60,000 · John J Hubbard
—
—
Marcus Starkey
—
Deed Of Trust
related
$60,000 · John J Hubbard
—
—
Marcus Starkey
—
Deed Of Trust
related
$30,000 · John J Hubbard
—
—
Vista Mar Investments LLC
—
Deed Of Trust
related
$725,000 · Ocean View Property Group Ltd
—
—
Vista Mar Investments LLC
—
Deed Of Trust
related
$87,200 · Us Small Busn Admn
—
—
Vista Mar Investments LLC
—
Deed Of Trust
related
$343,700 · Us Small Busn Admn
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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