Storefront Property with
For Sale
$950,000
3208 Houston Highway, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size10,000 SF
Lot Size0.92 Acres
Price / SF$95
Days on Market587
Property Features for 3208 Houston Highway
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Special Needs, Garage
Security features
Security
Exterior features
Storage
Subdivision
Jordan Motor Co Sub 2 Resu
Lot features
One To Three Acres, City Lot
Directions
Driving south on Sam Houston Dr take a right on Houston Hwy look for Uncle Mikes Building, which is the 4th building on the right side from the new Starbucks. If traveling north on business Hwy 59 from downtown passing the Citizens Hospital, University of Houston Jaquar Dorms take a left turn around at corner of Houston Hwy and Sam Houston Dr and Del Mar Dr building is on the right side
Standard status
Active
APN
93228
Size
10,000 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
JORDAN MOTOR CO SUBD NO 2 RESUBD NO 1, BLOCK 1, LOT 2, ACRES .92
Tax Annual Amount
14846
Legal Description
JORDAN MOTOR CO SUBD NO 2 RESUBD NO 1, BLOCK 1, LOT 2, ACRES .92
Utilities
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Vinyl, Tile
Building materials
Block, Concrete
Additional Structures
Storage
Listing Agency:
CrossRoads Realty
(361) 218-8601
Listed By:
Robert D Rivera · License #0243200
(361) 573-4609
Added: Jan 13, 2025
Changed: Aug 20
Last Checked: Aug 23 at 10:06PM
MLS# 567425
Copyright © 2026 Central Texas Multiple Listing Service. 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 storefront property at 3208 Houston Highway includes approximately 10,000 square feet of building area plus an attached warehouse of approximately 2,000 square feet. The interior provides 4–6 offices and 3 bathrooms, with vinyl and tile flooring and central heating. The property is currently used for retail rent-to-own operations and a smoke shop.
Rear improvements include a 3-bay metal shop, a separate metal structure used for scaffold storage, and a 4-car garage. Front access is available from Houston Highway, with additional access from Red River Street. The improvements were constructed in 1950 and are served by public water and public sewer. Block and concrete construction, storage areas, and garage parking support a range of commercial configurations.
Rear improvements include a 3-bay metal shop, a separate metal structure used for scaffold storage, and a 4-car garage. Front access is available from Houston Highway, with additional access from Red River Street. The improvements were constructed in 1950 and are served by public water and public sewer. Block and concrete construction, storage areas, and garage parking support a range of commercial configurations.
Key Highlights
- Approximately 10,000 SF building with attached warehouse of approximately 2,000 SF
- 4–6 offices and 3 bathrooms
- 3‑bay metal shop, scaffold storage building, and 4‑car garage
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
$62,531
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
6.58%
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%
$1,250,620
$1.3M
Cap Rate 7%
$893,300
$893.3K
Cap Rate 9%
$694,789
$694.8K
Market Conditions
NOI Build-Up for 10,000 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
$80.4K $8.04/SF
− Vacancy
−$6.8K −$0.68/SF
EGI
$73.6K $7.36/SF
− OpEx
−$11.0K −$1.10/SF
NOI
$62.5K $6.25/SF
Area
Victoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$1,250,620
Cap Rate 7%
$893,300
Cap Rate 9%
$694,789
Alternative Uses
Best Use
Retail
$2.06M
$1.81M – $2.41M
NOI $144,497 @ 7.0% cap · market cap 15.21%
Second Best
Warehouse
$893.3K
$781.6K – $1.04M
NOI $62,531 @ 7.0% cap · market cap 6.58%
Theoretical Best
Multifamily LT 5
$109.86M
$96.13M – $128.17M
NOI $7,690,232 @ 7.0% cap · market cap 809.50%
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
716
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77901, TX
40,062
Population
17,438
Households
2.3
Avg Household Size
35
Median Age
15%
College-Educated
76%
High-School Grad
18.1 sq mi
ZIP Area
2,213
Density / Sq Mi
$57,728
Median Household Income
$33,127
Median Earnings
$1,105
Median Rent
$133,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building with attached storage, multiple offices, public utilities, and access from Houston Highway and Red River Street.
Where is this storefront property located?
The property is located at 3208 Houston Highway Victoria, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Approximately 10,000 SF building with attached warehouse of approximately 2,000 SF; 4–6 offices and 3 bathrooms; 3‑bay metal shop, scaffold storage building, and 4‑car garage
