Retail Property on Phelan
For Sale
Contact for pricing
3920 Phelan Boulevard, Beaumont, TX
Retail property with long-term tenant and multiple buildings.
Property Size4,660 SF
Lot Size0.24 Acres
Price / SF$160.94
Days on Market713
Property Features for 3920 Phelan Boulevard
General Information
Standard status
Active
Size
4,660 SF
Lot size
0.24 Acres
Property subtype
RETAIL
Listing Agency:
RE/MAX ONE
(409) 673-3513
Listed By:
Ryan Harrington · License #0558472
(409) 673-3513
Source:
Moodyscre
Added: Sep 17, 2024
Changed: Aug 8
Last Checked: Aug 13 at 3:06AM
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 RE/MAX ONE
Investment Insights
Based on property information with market context.
Located on the northeast corner of Phelan Boulevard and 24th Street, this property features a long-term tenant, Image 360. The property includes several structures totaling approximately 4,660 square feet. These structures consist of a main office of approximately 2,236 square feet, a shop building of approximately 1,800 square feet, a heated and cooled shop of approximately 336 square feet, and a detached office of approximately 228 square feet. The property has a total of five offices and restrooms located in the larger of the two buildings. The site encompasses approximately 0.48 acres and roughly 15,400 square feet of concrete, with 15 parking spaces.
Key Highlights
- High‑profile corner location on Phelan Boulevard and 24th Street.
- Long‑term tenant (Image 360) in place.
- Versatile usage options with multiple structures totaling +\/-4,660 SF.
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
$51,934
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
6.92%
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%
$1,038,680
$1.0M
Cap Rate 7%
$741,914
$741.9K
Cap Rate 9%
$577,044
$577.0K
Market Conditions
NOI Build-Up for 4,660 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
$81.1K $17.40/SF
− Vacancy
−$6.9K −$1.48/SF
EGI
$74.2K $15.92/SF
− OpEx
−$22.3K −$4.78/SF
NOI
$51.9K $11.14/SF
Area
Beaumont, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,038,680
Cap Rate 7%
$741,914
Cap Rate 9%
$577,044
Alternative Uses
Best Use
Retail
$741.9K
$649.2K – $865.6K
NOI $51,934 @ 7.0% cap · market cap 6.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.10M
$962.9K – $1.28M
NOI $77,035 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,377
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Retail property with long-term tenant and multiple buildings.
Where is this retail space located?
The property is located at 3920 Phelan Boulevard Beaumont, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: High‑profile corner location on Phelan Boulevard and 24th Street.; Long‑term tenant (Image 360) in place.; Versatile usage options with multiple structures totaling +\/-4,660 SF.
