Industrial Facility with Heavy-Use
For Sale
$2,900,000
4906 Houston Hwy, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size19,553 SF
Lot Size16.20 Acres
Price / SF$148.31
Days on Market225
Property Features for 4906 Houston Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Accessibility
Accessible Approach with Ramp
Lot features
Ten To Twenty Acres, City Lot
Elementary school district
Victoria ISD
Middle school district
Victoria ISD
High school district
Victoria ISD
Directions
When headed south on Business US Hwy 59 (Houston Hwy), property will be on the right side of the road once you have gone through the John Stockbauer intersection
Standard status
Active
APN
81868
Size
19,553 SF
Lot size
16.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HOMCO SUBD, BLOCK 1, LOT 1 & Z LANNINGHAM ABST 250, ACRES 16.18
Tax Annual Amount
26155
Legal Description
HOMCO SUBD, BLOCK 1, LOT 1 & Z LANNINGHAM ABST 250, ACRES 16.18
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
receptionist area
conference room
break room
kitchenette
copy room
storage
ADA-accessible facilities
Building Details
Year built
1982
Floors in Building
1
Flooring type
Tile, Vinyl
Building materials
BrickVeneer, Frame, StoneVeneer
Roof type
Metal
Listing Agency:
The Ron Brown Company
(361) 575-1446
Listed By:
Jake Truss · License #0730168
(361) 550-7878
Added: Jan 27
Changed: Sep 7
Last Checked: Sep 9 at 4:06PM
MLS# 602769
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 16.199-acre industrial property combines a remodeled office building with substantial shop and service improvements. The 3,185-square-foot office, updated in 2018, includes seven private offices, reception, conference and break areas, kitchenette, copy room, storage, and ADA-accessible facilities. A 14,418-square-foot shop provides six offices, loft storage, ten automatic overhead doors, workstations, two vehicle lifts, three 20-ton cranes, and one 5-ton crane. The property also includes a 1,040-square-foot wash bay with tall clear heights, a 4,500-gallon diesel tank with four pumps, more than 9,000 square feet of attached metal carports, and a packed gravel yard designed for heavy equipment. Metal roofing, central HVAC, public water, and public sewer are in place.
Located on Houston Highway, also identified as Business 59, the property sits near John Stockbauer Drive and provides access to the developing I-69 corridor. Gated entry, cross fencing, multiple parking areas, and concrete carport pads support industrial operations at scale. The surrounding area includes the Caterpillar plant and oil and gas, manufacturing, and service businesses.
Located on Houston Highway, also identified as Business 59, the property sits near John Stockbauer Drive and provides access to the developing I-69 corridor. Gated entry, cross fencing, multiple parking areas, and concrete carport pads support industrial operations at scale. The surrounding area includes the Caterpillar plant and oil and gas, manufacturing, and service businesses.
Key Highlights
- 16.199‑acre industrial property on Houston Highway, also known as Business 59
- 3,185 SF remodeled office updated in 2018 with seven private offices and ADA‑accessible facilities
- 14,418 SF shop with ten automatic overhead doors, two vehicle lifts, and four cranes
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
$100,691
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
3.47%
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%
$2,013,820
$2.0M
Cap Rate 7%
$1,438,443
$1.4M
Cap Rate 9%
$1,118,789
$1.1M
Market Conditions
NOI Build-Up for 19,553 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
$157.2K $8.04/SF
− Vacancy
−$13.4K −$0.68/SF
EGI
$143.8K $7.36/SF
− OpEx
−$43.2K −$2.21/SF
NOI
$100.7K $5.15/SF
Area
Victoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,013,820
Cap Rate 7%
$1,438,443
Cap Rate 9%
$1,118,789
Alternative Uses
Best Use
Office B
$4.67M
$4.09M – $5.45M
NOI $327,064 @ 7.0% cap · market cap 11.28%
Second Best
Industrial
$1.44M
$1.26M – $1.68M
NOI $100,691 @ 7.0% cap · market cap 3.47%
Theoretical Best
Multifamily LT 5
$214.81M
$187.96M – $250.61M
NOI $15,036,710 @ 7.0% cap · market cap 518.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Large-scale industrial compound with office, shop, wash bay, cranes, and gated yard.
Where is this industrial property located?
The property is located at 4906 Houston Hwy Victoria, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 16.199‑acre industrial property on Houston Highway, also known as Business 59; 3,185 SF remodeled office updated in 2018 with seven private offices and ADA‑accessible facilities; 14,418 SF shop with ten automatic overhead doors, two vehicle lifts, and four cranes
