Industrial Property Near
For Sale
$995,900
4960 Washington Blvd, Beaumont, TX 77707
Industrial property near IH-10 and HWY 69 for sale.
Property Size6,885 SF
Price / SF$144.65
Days on Market333
Property Features for 4960 Washington Blvd
General Information
Standard status
Active
Size
6,885 SF
Property subtype
Industrial
Listing Agency:
Coldwell Banker Commercial Arnold and Associates
(409) 833-5055
Listed By:
Deborah Johansson
(409) 833-5055
Source:
Cbcworldwide
Added: Sep 10, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:47AM
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 Coldwell Banker Commercial Arnold and Associates
Investment Insights
Based on property information with market context.
This industrial property is located near IH-10 and HWY 69. It comprises two buildings. Building 1 has a size of approximately 7,286 square feet, featuring around 2,448 square feet of climate-controlled office space and approximately 4,838 square feet of warehouse space. It includes four 10'x10' overhead doors at grade level and a 9-foot clear height. Building 2 is a warehouse building with an area of approximately 6,706 square feet. It features one 12'x12' overhead door at grade level and an 18-foot clear height. The property occupies 0.6885 acres.
Key Highlights
- Proximity to IH‑10 and HWY 69
- Two buildings totaling +/- 13,992 SF of warehouse and office space on .6885 AC
- Building 2: +/- 6,706 SF Warehouse with 18' clear height and (1) 12'x12' OH Door
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
$68,418
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
6.87%
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%
$1,368,360
$1.4M
Cap Rate 7%
$977,400
$977.4K
Cap Rate 9%
$760,200
$760.2K
Market Conditions
NOI Build-Up for 6,885 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
$115.7K $16.80/SF
− Vacancy
−$10.4K −$1.51/SF
EGI
$105.3K $15.29/SF
− OpEx
−$36.8K −$5.35/SF
NOI
$68.4K $9.94/SF
Area
Beaumont, TX
Vacancy
9.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$1,368,360
Cap Rate 7%
$977,400
Cap Rate 9%
$760,200
Alternative Uses
Best Use
Flex RnD
$977.4K
$855.2K – $1.14M
NOI $68,418 @ 7.0% cap · market cap 6.87%
Second Best
Warehouse
$797.3K
$697.7K – $930.2K
NOI $55,813 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$1.63M
$1.42M – $1.90M
NOI $113,817 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77707, TX
17,509
Population
7,312
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
87%
High-School Grad
14.2 sq mi
ZIP Area
1,233
Density / Sq Mi
$73,782
Median Household Income
$41,091
Median Earnings
$1,244
Median Rent
$162,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Kelley Family Management, LTD. — 5070 Washington Blvd, Beaumont, TX 77707
- Self-Storage at U-Haul — 3885 Milam St, Beaumont, TX 77701
- Portable On Demand Storage — Interstate 10 Access Rd, Beaumont, TX 77705
- Nugent Audilet Boat & RV Storage — 1640 Lindbergh Dr, Beaumont, TX 77707
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property near IH-10 and HWY 69 for sale.
Where is this warehouse located?
The property is located at 4960 Washington Blvd Beaumont, TX.
What is the asking price?
The asking price for this property is $995,900.
What are key features of this property?
This property features: Proximity to IH‑10 and HWY 69; Two buildings totaling +/- 13,992 SF of warehouse and office space on .6885 AC; Building 2: +/- 6,706 SF Warehouse with **18' clear height** and (1) 12'x12' OH Door
