Commercial Land with Highway
For Sale
$115,000
2192 FM 92, Silsbee, TX 77656
COMMERCIAL - Silsbee, TX
Property Size804 SF
Lot Size2.31 Acres
Price / SF$143.03
Days on Market49
Property Features for 2192 FM 92
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
FM 92 Business North past FM 418. Property on the Right.
Subdivision
Silsbee
Standard status
Active
Size
804 SF
Lot size
2.31 Acres
Taxes and HOA fees
Tax Description
See Exhibit C in Associated Docs
Legal Description
See Exhibit C in Associated Docs
Listing Agency:
Double H Property Management
(409) 893-3233
Listed By:
Deborah Hanna · License #0516066
(409) 893-3233
Added: Jul 7
Changed: Aug 4
Last Checked: Aug 24 at 3:06PM
MLS# 266686
Copyright © 2026 Beaumont Board of REALTORS®. 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 offering consists of 2.31 acres of commercial land divided into two tracts: 1.164 acres and 1.155 acres. Exhibit C of the Administrative Deed includes a metes and bounds description. The seller states the property was inherited and provides no knowledge regarding the condition or functionality of the structures on site.
HCAD shows three units on the property that had been used as rental units, including one frame home and two mobile homes identified as HCAD 4381 and HCAD 5066. The listing indicates the value is land only.
Prospective buyers are responsible for conducting their own due diligence regarding utilities availability (city water and sewer versus septic and well), zoning for their intended use, and any other requirements. There is no survey on file and no seller disclosures are available, so verification of boundaries and site conditions should be confirmed before closing. The property includes FM 92 highway frontage.
HCAD shows three units on the property that had been used as rental units, including one frame home and two mobile homes identified as HCAD 4381 and HCAD 5066. The listing indicates the value is land only.
Prospective buyers are responsible for conducting their own due diligence regarding utilities availability (city water and sewer versus septic and well), zoning for their intended use, and any other requirements. There is no survey on file and no seller disclosures are available, so verification of boundaries and site conditions should be confirmed before closing. The property includes FM 92 highway frontage.
Key Highlights
- 2.31 acres of land, offering ample space.
- Two tracts of land available: 1.164 acre and 1.155 acre.
- Features valuable FM 92 highway frontage.
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
$6,385
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
5.55%
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%
$127,700
$127.7K
Cap Rate 7%
$91,214
$91.2K
Cap Rate 9%
$70,944
$70.9K
Market Conditions
NOI Build-Up for 804 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
$12.3K $15.36/SF
− Vacancy
−$741 −$0.92/SF
EGI
$11.6K $14.44/SF
− OpEx
−$5.2K −$6.50/SF
NOI
$6.4K $7.94/SF
Area
Hardin County, TX
Vacancy
6.00%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$127,700
Cap Rate 7%
$91,214
Cap Rate 9%
$70,944
Alternative Uses
Best Use
Apartment 5plus
$91.2K
$79.8K – $106.4K
NOI $6,385 @ 7.0% cap · market cap 5.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$189.9K
$166.1K – $221.5K
NOI $13,291 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 77656, TX
17,199
Population
7,822
Households
2.2
Avg Household Size
41
Median Age
17%
College-Educated
90%
High-School Grad
175.3 sq mi
ZIP Area
98
Density / Sq Mi
$61,084
Median Household Income
$42,031
Median Earnings
$974
Median Rent
$114,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - 2.31 acres split into two tracts with FM 92 frontage, offered as land only with three existing structures listed by HCAD.
Where is this mobile home & rv park located?
The property is located at 2192 FM 92 Silsbee, TX.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: 2.31 acres of land, offering ample space.; Two tracts of land available: 1.164 acre and 1.155 acre.; Features valuable FM 92 highway frontage.
