Flex Retail and Warehouse
For Sale
$1,399,000
13955 Us Highway 77 Victoria, Victoria, TX 77904
Two-building flex facility with highway frontage, including retail, office, storage/warehouse, and an on-site apartment.
Property Size13,500 SF
Price / SF$103.63
Days on Market45
Property Features for 13955 Us Highway 77 Victoria
General Information
Standard status
Active
Size
13,500 SF
Property subtype
CommercialSale
Building Details
Year Built
2013
Stories
1
Listing Agency:
RE/MAX GO
(830) 312-9332
Listed By:
Frank Bisono · License #714579
(830) 312-9332
Source:
Fbisono.remax
Added: Jul 9
Changed: Aug 14
Last Checked: Aug 21 at 4:04AM
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 GO
Investment Insights
Based on property information with market context.
Flex retail and warehouse property for sale on more than 4 acres, featuring two buildings. The first building includes approximately 7,500 square feet of versatile space with a retail area, offices, storage/warehouse space, and an apartment/living area. The second building contains about 6,000 square feet and is set up with eight dressing rooms, two public restrooms, an office, and a finished office/storage area.
The property is positioned along US Highway 77 with 475 feet+/- of highway road frontage. It is currently operating as a bridal and prom gown retail store, with the improvements already arranged for customer-facing use, offices, and back-of-house support space.
The property is positioned along US Highway 77 with 475 feet+/- of highway road frontage. It is currently operating as a bridal and prom gown retail store, with the improvements already arranged for customer-facing use, offices, and back-of-house support space.
Key Highlights
- Two‑building commercial property built in 2013 on 4+ acres with 475 ft+/- of highway road frontage
- 7,500 SF building includes retail space, offices, storage/warehouse space, and an on‑site apartment/living area
- 6,000 SF second building features 8 dressing rooms, 2 public restrooms, an office, and a finished office/storage area
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
$94,770
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
6.77%
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%
$1,895,400
$1.9M
Cap Rate 7%
$1,353,857
$1.4M
Cap Rate 9%
$1,053,000
$1.1M
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
$162.0K $12.00/SF
− Vacancy
−$16.2K −$1.20/SF
EGI
$145.8K $10.80/SF
− OpEx
−$51.0K −$3.78/SF
NOI
$94.8K $7.02/SF
Area
Victoria County, TX
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,895,400
Cap Rate 7%
$1,353,857
Cap Rate 9%
$1,053,000
Alternative Uses
Best Use
Retail
$2.79M
$2.44M – $3.25M
NOI $195,071 @ 7.0% cap · market cap 13.94%
Second Best
Flex RnD
$1.35M
$1.18M – $1.58M
NOI $94,770 @ 7.0% cap · market cap 6.77%
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
991
Businesses Nearby
Balanced
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Crawfish Cajun Catering — 302 W Rio Grande St, Victoria, TX 77901
- ROOSTERS — 1506 N Liberty St Suite B, Victoria, TX 77901
- Country Catering & Bar-B-Que — Victoria, TX 77901
Frequently Asked Questions
What type of property is this?
Flex space - Two-building flex facility with highway frontage, including retail, office, storage/warehouse, and an on-site apartment.
Where is this flex space located?
The property is located at 13955 Us Highway 77 Victoria 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: Two‑building commercial property built in 2013 on 4+ acres with 475 ft+/- of highway road frontage; 7,500 SF building includes retail space, offices, storage/warehouse space, and an on‑site apartment/living area; 6,000 SF second building features 8 dressing rooms, 2 public restrooms, an office, and a finished office/storage area
