Industrial Warehouse with Cold
For Sale
$4,750,000
8316 Lone Tree Road, Victoria, TX 77905
CommercialSale, Victoria, TX
Property Size49,978 SF
Lot Size11.02 Acres
Price / SF$95.39
Days on Market67
Property Features for 8316 Lone Tree Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Coors Distributing Sub
Lot features
Ten To Twenty Acres, City Lot
Directions
Driving from Business 59 in Victoria, travel south on Loop 463/Zac Lentz Pkwy. 1.14 miles to Lone Tree Rd., turn left then .45 miles the property is on the left. Driving South on Delmar from Sam Houston Street-1.02 Miles turn left on Lone Tree, follow Lone Tree across John Stockbauer and across Loop 463. From Loop 463, .45 Miles to the property on the left.
Standard status
Active
APN
20303779, 91729
Size
49,798 SF
Lot size
11.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COORS DISTRIBUTING SUBD, BLOCK 1, LOT 1, ACRES 5.506
Legal Description
COORS DISTRIBUTING SUBD, BLOCK 1, LOT 1, ACRES 5.506
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Amenities
security system
meeting room with kitchen
Building Details
Year built
2005
Floors in Building
1
Flooring type
Vinyl, Concrete
Building materials
MetalFrame
Roof type
Metal
Listing Agency:
Woolson Real Estate Inc
(361) 578-3623
Listed By:
Nancy J Garner · License #0319521
(361) 571-0161
Added: Jun 17
Changed: Aug 20
Last Checked: Aug 22 at 6:06PM
MLS# 612861
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 metal-frame industrial warehouse property was built in 2005 and includes a multi-section facility with office, storage, loading, and production areas. The office component includes a lobby, reception/work area, eight offices, kitchen, storage, IT room, and meeting room. Interior finishes include vinyl flooring and drop ceilings, while warehouse areas include concrete flooring, electric roll-up doors, truck wells, drive-through access, and HVLS fans. Sections 2 and 3 are air conditioned, and one section contains cold storage.
The property encompasses 11.02 acres at 8316 Lone Tree Road in Victoria, Texas, with the improvements situated on one 5.51-acre tract and an adjoining 5.51-acre vacant lot. The secured yard includes concrete truck parking and 39 employee and customer spaces. Electrical service is 240 V, 540 Amps, 3 phase, 4 wire, with public water and sewer. Access is just off US 59/Future I69.
The property encompasses 11.02 acres at 8316 Lone Tree Road in Victoria, Texas, with the improvements situated on one 5.51-acre tract and an adjoining 5.51-acre vacant lot. The secured yard includes concrete truck parking and 39 employee and customer spaces. Electrical service is 240 V, 540 Amps, 3 phase, 4 wire, with public water and sewer. Access is just off US 59/Future I69.
Key Highlights
- 11.02 total acres, including an adjoining 5.51‑acre vacant lot
- 49,978 SF industrial warehouse with approximately 5,265 sq. ft. of office area
- Sections 1‑3 have 20' eaves and peaks at 26'8"
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
$311,392
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
6.56%
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%
$6,227,840
$6.2M
Cap Rate 7%
$4,448,457
$4.4M
Cap Rate 9%
$3,459,911
$3.5M
Market Conditions
NOI Build-Up for 49,798 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
$400.4K $8.04/SF
− Vacancy
−$34.0K −$0.68/SF
EGI
$366.3K $7.36/SF
− OpEx
−$55.0K −$1.10/SF
NOI
$311.4K $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%
$6,227,840
Cap Rate 7%
$4,448,457
Cap Rate 9%
$3,459,911
Alternative Uses
Best Use
Warehouse
$4.45M
$3.89M – $5.19M
NOI $311,392 @ 7.0% cap · market cap 6.56%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$547.08M
$478.70M – $638.26M
NOI $38,295,817 @ 7.0% cap · market cap 806.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Gateway to the Gulf RV Park — 9809 US-59, Victoria, TX 77905
- 3N1 Storage, LLC — 202 Burroughsville Rd, Victoria, TX 77905
Frequently Asked Questions
What type of property is this?
Warehouse - Metal-frame industrial facility with secured truck yard, office improvements, and multiple loading areas near major regional transportation.
Where is this warehouse located?
The property is located at 8316 Lone Tree Road Victoria, TX.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: 11.02 total acres, including an adjoining 5.51‑acre vacant lot; 49,978 SF industrial warehouse with approximately 5,265 sq. ft. of office area; Sections 1‑3 have 20' eaves and peaks at 26'8"
