Mixed-Use
New
For Sale
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1 S GULF BLVD, Freeport, TX 77541
Constructed in 1980, the property offers an established commercial building at a Gulf Boulevard address in Freeport.
Property Size4,524 SF
Price / SF$93.94
Days on Market7
Property Features for 1 S GULF BLVD
General Information
Standard status
Active
Size
4,524 SF
Property subtype
Office, Industrial, Mixed Use
Investment Type
Institutional
Building Details
Year Built
1980
Units
1
Listing Agency:
LaChance Group JLA Realty
Listed By:
Josie LaChance · License #683189
Source:
Crexi
Added: Aug 5
Changed: Aug 11
Last Checked: Aug 11 at 7:45AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LaChance Group JLA Realty
Investment Insights
Based on property information with market context.
This mixed-use property comprises 4,524 square feet and was constructed in 1980. The building is located at 1 S Gulf Blvd in Freeport, Texas.
Key Highlights
- 4,524 SF property size
- Constructed in 1980
- Located at 1 S Gulf Blvd in Freeport, TX
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
$37,323
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
8.78%
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%
$746,460
$746.5K
Cap Rate 7%
$533,186
$533.2K
Cap Rate 9%
$414,700
$414.7K
Market Conditions
NOI Build-Up for 4,524 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
$67.9K $15.00/SF
− Vacancy
−$8.1K −$1.80/SF
EGI
$59.7K $13.20/SF
− OpEx
−$22.4K −$4.95/SF
NOI
$37.3K $8.25/SF
Area
Brazoria County, TX
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$746,460
Cap Rate 7%
$533,186
Cap Rate 9%
$414,700
Alternative Uses
Best Use
Office B
$1.08M
$944.1K – $1.26M
NOI $75,527 @ 7.0% cap · market cap 17.77%
Second Best
Mixed Use
$533.2K
$466.5K – $622.1K
NOI $37,323 @ 7.0% cap · market cap 8.78%
Theoretical Best
Multifamily LT 5
$56.36M
$49.31M – $65.75M
NOI $3,945,059 @ 7.0% cap · market cap 928.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 77541, TX
16,441
Population
9,292
Households
1.8
Avg Household Size
38
Median Age
10%
College-Educated
82%
High-School Grad
141.7 sq mi
ZIP Area
116
Density / Sq Mi
$59,513
Median Household Income
$36,661
Median Earnings
$1,102
Median Rent
$162,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Constructed in 1980, the property offers an established commercial building at a Gulf Boulevard address in Freeport.
Where is this mixed-use property located?
The property is located at 1 S GULF BLVD Freeport, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 4,524 SF property size; Constructed in 1980; Located at 1 S Gulf Blvd in Freeport, TX
