Eastex Freeway Commercial
For Sale
$910,000
7945 Eastex Fwy, Beaumont, TX 77708
Highly visible property with office building, additional office, and barn.
Property Size7,200 SF
Lot Size4.36 Acres
Price / SF$126.39
Days on Market508
Property Features for 7945 Eastex Fwy
General Information
Standard status
Active
Size
7,200 SF
Lot size
4.36 Acres
Listing Agency:
RE/MAX ONE
(409) 673-3513
Listed By:
Ryan Harrington · License #0558472
(409) 673-3513
Source:
Exprealty
Added: Apr 10, 2025
Changed: Aug 20
Last Checked: Aug 29 at 11:06AM
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.
This highly visible commercial property is located on Eastex Freeway, adjacent to the LNVA Canal. It features a two-story office building with approximately 7,200 square feet, a standalone office of approximately 576 square feet, and a barn of approximately 1,376 square feet, all situated on approximately 4.36 acres. The office building includes several large offices, open work spaces, and executive offices. The property offers easy access from Eastex Freeway or Hwy 105 via RFD Road and is suitable for business expansion or creating additional income opportunities.
Key Highlights
- Highly visible commercial property on Eastex Freeway.
- Large +/-7,200 SF two‑story office building.
- +/-4.36 Acres of land offering development potential.
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
$83,398
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
9.16%
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%
$1,667,960
$1.7M
Cap Rate 7%
$1,191,400
$1.2M
Cap Rate 9%
$926,644
$926.6K
Market Conditions
NOI Build-Up for 7,200 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
$142.6K $19.80/SF
− Vacancy
−$31.4K −$4.36/SF
EGI
$111.2K $15.44/SF
− OpEx
−$27.8K −$3.86/SF
NOI
$83.4K $11.58/SF
Area
Beaumont, TX
Vacancy
22.00%
Lease Rate
$19.80 /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%
$1,667,960
Cap Rate 7%
$1,191,400
Cap Rate 9%
$926,644
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,398 @ 7.0% cap · market cap 9.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $119,025 @ 7.0% cap · market cap 13.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 77708, TX
12,478
Population
5,505
Households
2.3
Avg Household Size
36
Median Age
17%
College-Educated
90%
High-School Grad
11.6 sq mi
ZIP Area
1,076
Density / Sq Mi
$59,865
Median Household Income
$36,289
Median Earnings
$1,056
Median Rent
$167,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Highly visible property with office building, additional office, and barn.
Where is this office building located?
The property is located at 7945 Eastex Fwy Beaumont, TX.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Highly visible commercial property on Eastex Freeway.; Large +/-7,200 SF two‑story office building.; +/-4.36 Acres of land offering development potential.
