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    8609 Lone Tree Road Victoria, TX 77905

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    Claim this Listing
    For Sale
    $1,470,000

    COMMERCIAL - Victoria, TX

    Property size:
    12,321 SF
    Lot size:
    13.97 Acres
    Price / SF:
    $119/SF
    Added:
    Aug 11, 2025
    Days on Market:
    259
    Last Refresh:
    Apr 26 at 2:06 am

    Property Features for 8609 Lone Tree Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Security features
    Security
    Standard status
    Active
    APN
    20417143
    Size
    12,321 SF
    Lot size
    13.97 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    STALLION VICTOIRA LOT 1 REUSBD NO 1, BLOCK 1, LOT 2R, ACRES 13.97

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    2012
    Floors in Building
    1
    Flooring type
    Vinyl, Concrete
    Building materials
    MetalFrame
    Roof type
    Metal

    We can help!

    Listing Contact
    Nancy J Garner
    Nancy J Garner

    Listing agent Nancy J Garner License #0319521

    Listing office Woolson Real Estate Inc 2715 Houston Highway, Victoria, TX

    Listing date Aug 11, 2025

    MLS# 585944

    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.

    Overview

    Victoria TX Commercial Property For Sale

    This commercial property features a 12,321 sqft metal building constructed in 2012, situated on a 13.97-acre site with a stabilized surface and full fencing, enhanced by security lighting. The building is divided into two shop areas, an office section, and a laundry room. Both shop areas have pitched roofs with clearances ranging from 20 to 24 feet, concrete floors, and ample lighting. The two sections are connected by an 8' x 10' roll-up door and a pedestrian door. Shop area 1, measuring approximately 48' wide x 100' long, includes two sets of 16' x 17' electric doors on each end, along with three pedestrian doors and a safety/hand washing station, plus entry to the office area. Shop area 2, measuring 45' x 60', has one manual 9' x 10' roll-up door, entry to the laundry room, and office area. Additionally, there is a deck storage area of approximately 45' x 28' and a 1,800 sqft carport area. The property benefits from ingress and egress to Hwy 59/Future I69 or Lone Tree Rd.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Building Supply Big Box & Wholesale Store Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom Food Market Grocery & Convenience Store Storage Facility Furniture & Home Goods Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • The Back Office — 1211 N Laurent St, Victoria, TX 77901
    • Small Town Storage — 412 S Laurent St, Victoria, TX 77901
    • Storage Rentals of America — 1402 E Rio Grande St, Victoria, TX 77901
    • CubeSmart Self Storage — 202 N Ben Jordan St, Victoria, TX 77901
    • All Points Relocation — 1211-B, 1211 N Laurent St, Victoria, TX 77901

    Location Insight

    • Map
    • Local Demand
    City
    Victoria
    County
    Victoria
    State
    Texas
    Longitude
    -96.924188
    Latitude
    28.823815

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    FAQs

    What type of property is this?
    Warehouse - 12,321 sqft metal building on 13.97 acres.
    Where is this warehouse located?
    The property is located at 8609 Lone Tree Road Victoria, TX.
    What is the asking price?
    The asking price for this property is $1,470,000.
    What are key features of this property?
    This property features: Exceptional location with direct access to Hwy 59/Future I69 and Lone Tree Rd.; Large 12,321 sq. ft. metal building constructed in 2012.; 13.97 acres of stabilized, fully fenced land with security lighting.
    (361) 571-0161
    We can help!
    Listing Contact
    Nancy J Garner
    Nancy J Garner
    Real Estate License ID: 0319521
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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