Industrial Property with Office and
For Sale
$460,000
1085 Northside Rd, Victoria, TX 77904
Turnkey facility combining office buildout, multiple roll-up doors, and fenced yard for contractor or fleet operations.
Property Size6,670 SF
Lot Size2.50 Acres
Price / SF$460
Days on Market75
Property Features for 1085 Northside Rd
General Information
Standard status
Active
Size
6,670 SF
Lot size
2.50 Acres
Property subtype
Commercial
Additional Details
Fenced Yard
Yes
Drive-In Doors
5
Office Units
5
Building Details
Building Size
6,670 SF
Year Built
1986
Stories
1
Listing Agency:
Woolson Real Estate Inc
(361) 676-2502
Listed By:
Allison Vinson-Shepard · License #705812
(361) 676-2502
Source:
Elliman
Added: Jun 10
Changed: Aug 9
Last Checked: Jul 16 at 1:12PM
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 Woolson Real Estate Inc
Investment Insights
Based on property information with market context.
This for-sale industrial property sits on a 2.5-acre lot and combines office space with substantial shop and warehouse improvements. The approximately 1,000-square-foot office area includes five offices, two with built-in desks, storage closets, a kitchen/break area with granite countertops and cabinetry, and two restrooms. The industrial component features a 40' x 125' main building with three attached bays and five 12-foot roll-up doors, including one separated wash bay. A 30' x 80' detached shop provides four additional bays with 12-foot roll-up doors, supporting flexible uses for storage, service, or light industrial workflow.
The property is secured by a fenced yard and accessed via a convenient gravel circle drive, helping support vehicle movement and equipment staging. The expansive outdoor area provides room for parking and operational staging, with additional space that may support future growth.
With dedicated office amenities alongside multiple roll-up doors and separate bay space, the facility is well-suited for contractors, service companies, industrial users, and owner-operators who need both administrative space and functional shop/warehouse coverage on a larger, yard-inclusive site. The configuration supports day-to-day operations with separate work areas and direct drive-in access.
The property is secured by a fenced yard and accessed via a convenient gravel circle drive, helping support vehicle movement and equipment staging. The expansive outdoor area provides room for parking and operational staging, with additional space that may support future growth.
With dedicated office amenities alongside multiple roll-up doors and separate bay space, the facility is well-suited for contractors, service companies, industrial users, and owner-operators who need both administrative space and functional shop/warehouse coverage on a larger, yard-inclusive site. The configuration supports day-to-day operations with separate work areas and direct drive-in access.
Key Highlights
- 2.5‑acre commercial/industrial property with fenced yard and gravel circle drive for convenient vehicle access
- Approx. 1,000 SF office buildout with five offices (2 with built‑in desks), kitchen/break area with granite countertops, and 2 restrooms
- 40' x 125' main building with three attached bays and five 12' roll‑up doors, including one separated wash bay
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
$16,727
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
3.64%
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%
$334,540
$334.5K
Cap Rate 7%
$238,957
$239.0K
Cap Rate 9%
$185,856
$185.9K
Market Conditions
NOI Build-Up for 1,000 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
$30.7K $30.72/SF
− Vacancy
−$8.4K −$8.42/SF
EGI
$22.3K $22.30/SF
− OpEx
−$5.6K −$5.58/SF
NOI
$16.7K $16.73/SF
Area
Victoria County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$334,540
Cap Rate 7%
$238,957
Cap Rate 9%
$185,856
Alternative Uses
Best Use
Office B
$239.0K
$209.1K – $278.8K
NOI $16,727 @ 7.0% cap · market cap 3.64%
Second Best
Flex RnD
$100.3K
$87.8K – $117.0K
NOI $7,020 @ 7.0% cap · market cap 1.53%
Theoretical Best
Multifamily LT 5
$10.99M
$9.61M – $12.82M
NOI $769,023 @ 7.0% cap · market cap 167.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
5
Office units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77904, TX
29,646
Population
12,822
Households
2.3
Avg Household Size
39
Median Age
27%
College-Educated
93%
High-School Grad
109.9 sq mi
ZIP Area
270
Density / Sq Mi
$86,821
Median Household Income
$44,632
Median Earnings
$1,272
Median Rent
$237,900
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?
Flex space - Turnkey facility combining office buildout, multiple roll-up doors, and fenced yard for contractor or fleet operations.
Where is this flex space located?
The property is located at 1085 Northside Rd Victoria, TX.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: 2.5‑acre commercial/industrial property with fenced yard and gravel circle drive for convenient vehicle access; Approx. 1,000 SF office buildout with five offices (2 with built‑in desks), kitchen/break area with granite countertops, and 2 restrooms; 40' x 125' main building with three attached bays and five 12' roll‑up doors, including one separated wash bay
