Highway Frontage Commercial
For Sale
$250,000
11760 Nursery Dr, Victoria, TX 77904
1.4-acre commercial property with 2,160 sq. ft. building.
Property Size2,160 SF
Lot Size1.44 Acres
Price / SF$115.74
Days on Market166
Property Features for 11760 Nursery Dr
General Information
Standard status
Active
Size
2,160 SF
Lot size
1.44 Acres
Property subtype
Commercial
Building Details
Building Size
2,160 SF
Year Built
1974
Stories
1
Listing Agency:
Shaw Realty
(361) 649-9797
Listed By:
Kari Weiser · License #0681267
(361) 649-9797
Source:
Elliman
Added: Mar 11
Changed: Aug 9
Last Checked: Aug 22 at 7:41AM
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 Shaw Realty
Investment Insights
Based on property information with market context.
This 1.4-acre commercial property is located right off a major highway, offering visibility and access. The property includes a 2,160 sq. ft. building suitable for various uses such as a bar, event venue, retail space, or warehouse. The property also features an established fireworks stand lease, providing additional income potential. Ample parking area and open land are available, offering room for future expansion or outdoor operations. The location provides high traffic exposure and versatile use options.
Key Highlights
- Prime commercial property with highway frontage for maximum visibility and easy access.
- 1.4‑acre lot with ample parking and open land for future expansion.
- 2,160 sq. ft. building suitable for various uses: bar, event venue, retail, or warehouse.**
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
$13,507
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
5.40%
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%
$270,140
$270.1K
Cap Rate 7%
$192,957
$193.0K
Cap Rate 9%
$150,078
$150.1K
Market Conditions
NOI Build-Up for 2,160 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
$17.4K $8.04/SF
− Vacancy
−$1.5K −$0.68/SF
EGI
$15.9K $7.36/SF
− OpEx
−$2.4K −$1.10/SF
NOI
$13.5K $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%
$270,140
Cap Rate 7%
$192,957
Cap Rate 9%
$150,078
Alternative Uses
Best Use
Specialty Retail
$548.8K
$480.2K – $640.2K
NOI $38,413 @ 7.0% cap · market cap 15.37%
Second Best
Retail
$445.9K
$390.1K – $520.2K
NOI $31,211 @ 7.0% cap · market cap 12.48%
Theoretical Best
Multifamily LT 5
$23.73M
$20.76M – $27.68M
NOI $1,661,090 @ 7.0% cap · market cap 664.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 1.4-acre commercial property with 2,160 sq. ft. building.
Where is this commercial land located?
The property is located at 11760 Nursery Dr Victoria, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Prime commercial property with highway frontage for maximum visibility and easy access.; 1.4‑acre lot with ample parking and open land for future expansion.; 2,160 sq. ft. building suitable for various uses: bar, event venue, retail, or warehouse.**
