Two-Building Industrial Complex with
For Sale
$499,900
10 & 22 N Gulf Blvd, Freeport, TX 77541
Two office-and-warehouse buildings on South Gulf Blvd with yard paving and multiple entrances for large equipment.
Property Size4,700 SF
Price / SF$106.36
Days on Market1646
Property Features for 10 & 22 N Gulf Blvd
General Information
Standard status
Active
Size
4,700 SF
Site & Location
Road Access
Yes
Fenced Yard
Yes
Additional Details
Drive-In Doors
2
Taxes and HOA fees
Annual Taxes
$8,309
Listing Agency:
Ambassador Realty
(979) 709-7653
Listed By:
Patricia Rodriguez · License #0461340
(979) 709-7653
Source:
Exprealty
Added: Feb 20, 2022
Changed: Aug 20
Last Checked: Aug 24 at 12:16PM
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 Ambassador Realty
Investment Insights
Based on property information with market context.
The property includes two buildings with offices and warehouse space, designed to accommodate operations requiring direct access for larger equipment. Building 10 S. Gulf Blvd includes a warehouse with two bay doors and cyclone fencing, supported by asphalt and concrete paved areas. Building 22 S. Gulf Blvd features a large-shop style warehouse door and substantial paved areas as well, with the buildings separated across the combined site for flexible use.
Located on South Gulf Blvd in Freeport, TX, the site is positioned for visibility and practical access, with multiple entrances indicated for equipment movement between structures. The listing references a combined footprint of more than 1.5 acres and describes “magnificent road frontage” along South Gulf Blvd.
For buyers, the configuration supports owner-occupiers who want office space alongside warehouse operations, while still retaining flexibility for storage, distribution, or other light industrial and commercial uses consistent with the property’s current warehouse/offices layout. The property is currently rented at 22 S. Gulf Blvd, with the listing noting potential for lease extension, or the option to bring the whole site under single ownership based on your operating plan.
Located on South Gulf Blvd in Freeport, TX, the site is positioned for visibility and practical access, with multiple entrances indicated for equipment movement between structures. The listing references a combined footprint of more than 1.5 acres and describes “magnificent road frontage” along South Gulf Blvd.
For buyers, the configuration supports owner-occupiers who want office space alongside warehouse operations, while still retaining flexibility for storage, distribution, or other light industrial and commercial uses consistent with the property’s current warehouse/offices layout. The property is currently rented at 22 S. Gulf Blvd, with the listing noting potential for lease extension, or the option to bring the whole site under single ownership based on your operating plan.
Key Highlights
- Two office‑and‑warehouse buildings on South Gulf Blvd in Freeport, Tx, on over 1.5 acres total.
- 10 S. Gulf Blvd: 2,200 SF building plus 3,914 SF asphalt paving and 6,658 SF concrete paved area; cyclone fencing and 2 warehouse bay doors.
- 10 S. Gulf Blvd on almost half an acre with warehouse access designed for large equipment.
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
$29,390
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
5.88%
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%
$587,800
$587.8K
Cap Rate 7%
$419,857
$419.9K
Cap Rate 9%
$326,556
$326.6K
Market Conditions
NOI Build-Up for 4,700 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
$37.8K $8.04/SF
− Vacancy
−$3.2K −$0.68/SF
EGI
$34.6K $7.36/SF
− OpEx
−$5.2K −$1.10/SF
NOI
$29.4K $6.25/SF
Area
Brazoria 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%
$587,800
Cap Rate 7%
$419,857
Cap Rate 9%
$326,556
Alternative Uses
Best Use
Warehouse
$419.9K
$367.4K – $489.8K
NOI $29,390 @ 7.0% cap · market cap 5.88%
Second Best
Industrial
$345.8K
$302.5K – $403.4K
NOI $24,203 @ 7.0% cap · market cap 4.84%
Theoretical Best
Multifamily LT 5
$58.55M
$51.23M – $68.31M
NOI $4,098,536 @ 7.0% cap · market cap 819.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77541, TX
16,441
Population
9,292
Households
1.8
Avg Household Size
38
Median Age
10%
College-Educated
82%
High-School Grad
141.7 sq mi
ZIP Area
116
Density / Sq Mi
$59,513
Median Household Income
$36,661
Median Earnings
$1,102
Median Rent
$162,800
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?
Flex space - Two office-and-warehouse buildings on South Gulf Blvd with yard paving and multiple entrances for large equipment.
Where is this flex space located?
The property is located at 10 & 22 N Gulf Blvd Freeport, TX.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Two office‑and‑warehouse buildings on South Gulf Blvd in Freeport, Tx, on over 1.5 acres total.; 10 S. Gulf Blvd: 2,200 SF building plus 3,914 SF asphalt paving and 6,658 SF concrete paved area; cyclone fencing and 2 warehouse bay doors.; 10 S. Gulf Blvd on almost half an acre with warehouse access designed for large equipment.
