Retail Space with Highway
For Sale
$250,000
11760 Nursery Drive, Victoria, TX 77904
CommercialSale, Victoria, TX
Property Size2,160 SF
Lot Size1.44 Acres
Price / SF$115.74
Days on Market326
Property Features for 11760 Nursery Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
One To Three Acres, Outside City Limits
Elementary school district
Victoria ISD
Middle school district
Victoria ISD
High school district
Victoria ISD
Directions
From Victoria pass KB BBQ property on right.
Standard status
Active
APN
31141
Size
2,160 SF
Lot size
1.44 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
00760 S DE LEON ABST 76 TRACT 98, ACRES .75
Tax Annual Amount
2886
Legal Description
00760 S DE LEON ABST 76 TRACT 98, ACRES .75
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Well, Private
Building Details
Year built
1974
Floors in Building
1
Flooring type
Concrete, Carpet
Building materials
Masonry, MetalSiding
Listing Agency:
Shaw Realty
(361) 579-7429
Listed By:
Kari Weiser · License #0681267
(361) 649-9797
Added: Oct 20, 2025
Changed: Sep 5
Last Checked: Sep 10 at 7:06PM
MLS# 595222
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.
Investment Insights
Based on property information with market context.
This retail-oriented commercial property includes a 2,160-square-foot building on 1.44 acres. Built in 1974, the structure uses masonry and metal siding, with carpet and concrete flooring. Central heating and cooling are provided through electric systems, and the property is served by a private well and public sewer.
The site has highway frontage, an established fireworks stand lease, an ample parking area, and open land surrounding the building. The existing improvements are identified for retail, bar, event venue, or warehouse use, providing several documented operating formats within the property’s current configuration.
The site has highway frontage, an established fireworks stand lease, an ample parking area, and open land surrounding the building. The existing improvements are identified for retail, bar, event venue, or warehouse use, providing several documented operating formats within the property’s current configuration.
Key Highlights
- 2,160‑square‑foot building on 1.44 acres
- Highway frontage with an ample parking area
- Established fireworks stand lease included
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
Retail
$445.9K
$390.1K – $520.2K
NOI $31,211 @ 7.0% cap · market cap 12.48%
Second Best
Warehouse
$193.0K
$168.8K – $225.1K
NOI $13,507 @ 7.0% cap · market cap 5.40%
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
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding commercial building with open land, parking, and flexible retail-oriented space.
Where is this retail space located?
The property is located at 11760 Nursery Drive 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: 2,160‑square‑foot building on 1.44 acres; Highway frontage with an ample parking area; Established fireworks stand lease included
