Highway Frontage Commercial
For Sale
$1,399,000
13955 US HIGHWAY 77 VICTORIA TX 77904, Victoria, TX 77904
Commercial property with retail, office, and warehouse space for sale.
Property Size13,500 SF
Lot Size4.00 Acres
Price / SF$103.63
Days on Market481
Property Features for 13955 US HIGHWAY 77 VICTORIA TX 77904
General Information
Standard status
Active
Size
13,500 SF
Lot size
4.00 Acres
Property subtype
Commercial
Building Details
Year Built
2013
Stories
1
Listing Agency:
Coldwell Banker D'Ann Harper
(361) 648-8131
Listed By:
Sarah Rowlands
(361) 648-8131
Source:
Kwsanantonio
Added: Apr 30, 2025
Changed: Aug 23
Last Checked: Aug 3 at 2:42AM
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 D'Ann Harper
Investment Insights
Based on property information with market context.
This commercial property includes over 4 acres with more than 475 feet of highway road frontage. It features two buildings. The first building has 7,500 square feet and includes a retail area, offices, storage/warehouse space, and an apartment/living area. The second building provides 6,000 square feet and is designed with 8 dressing rooms, 2 public restrooms, an office, and a finished office/storage area. Currently, the property serves as a bridal and prom gown retail store. The property is suitable for various retail ventures or a local venue, offering expansion and diversification opportunities.
Key Highlights
- Prime commercial property spanning over 4 acres.
- Boasts 475+\\- feet of highway road frontage.
- Two buildings: 7,500 sq ft (retail, offices, storage, apartment) and 6,000 sq ft (8 dressing rooms, restrooms, office, storage).
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
$84,417
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
6.03%
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%
$1,688,340
$1.7M
Cap Rate 7%
$1,205,957
$1.2M
Cap Rate 9%
$937,967
$938.0K
Market Conditions
NOI Build-Up for 13,500 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
$108.5K $8.04/SF
− Vacancy
−$9.2K −$0.68/SF
EGI
$99.3K $7.36/SF
− OpEx
−$14.9K −$1.10/SF
NOI
$84.4K $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%
$1,688,340
Cap Rate 7%
$1,205,957
Cap Rate 9%
$937,967
Alternative Uses
Best Use
Office B
$3.23M
$2.82M – $3.76M
NOI $225,815 @ 7.0% cap · market cap 16.14%
Second Best
Retail
$2.79M
$2.44M – $3.25M
NOI $195,071 @ 7.0% cap · market cap 13.94%
Theoretical Best
Multifamily LT 5
$148.31M
$129.77M – $173.03M
NOI $10,381,813 @ 7.0% cap · market cap 742.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial property with retail, office, and warehouse space for sale.
Where is this storefront property located?
The property is located at 13955 US HIGHWAY 77 VICTORIA TX 77904 Victoria, TX.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Prime commercial property spanning over 4 acres.; Boasts **475+\\- feet of highway road frontage**.; Two buildings: 7,500 sq ft (retail, offices, storage, apartment) and 6,000 sq ft (8 dressing rooms, restrooms, office, storage).
