Commercial Flex
For Sale
$399,000
12689 W Port Arthur Rd, Beaumont, TX 77705
Commercially zoned flex space with frontage along a regional industrial corridor and convenient highway access.
Property Size1,800 SF
Lot Size1.76 Acres
Price / SF$221.67
Days on Market25
Property Features for 12689 W Port Arthur Rd
General Information
Standard status
Active
Size
1,800 SF
Lot size
1.76 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1996
Building Size
1,800 SF
Listing Agency:
RE/MAX ONE
(409) 718-8294
Listed By:
Melynda Brown · License #900010
(409) 718-8294
Source:
Exprealty
Added: Jul 30
Changed: Aug 23
Last Checked: Aug 22 at 4:09PM
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 commercial flex property includes an approximately 1,800-square-foot building constructed in 1996 on approximately 1.76 acres. The site is zoned Commercial and offers frontage along W Port Arthur Rd, also identified as Spur 93. The property’s configuration supports a range of commercial applications, including contractor operations, maintenance services, light industrial work, warehouse use, or shop activities.
Spur 93 connects Beaumont and Port Arthur within the Golden Triangle industrial region. The property provides access to US 69/96/287 and is near I-10, Southeast Texas Regional Airport, area industrial parks, refineries, petrochemical plants, the Port of Beaumont, and the Port of Port Arthur. Its setting places the site among energy, logistics, and industrial-support activity.
Spur 93 connects Beaumont and Port Arthur within the Golden Triangle industrial region. The property provides access to US 69/96/287 and is near I-10, Southeast Texas Regional Airport, area industrial parks, refineries, petrochemical plants, the Port of Beaumont, and the Port of Port Arthur. Its setting places the site among energy, logistics, and industrial-support activity.
Key Highlights
- Approximately 1.76 acres with an approximately 1,800 SF building
- Commercial zoning
- Building constructed in 1996
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
$17,887
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
4.48%
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%
$357,740
$357.7K
Cap Rate 7%
$255,529
$255.5K
Cap Rate 9%
$198,744
$198.7K
Market Conditions
NOI Build-Up for 1,800 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
$30.2K $16.80/SF
− Vacancy
−$2.7K −$1.51/SF
EGI
$27.5K $15.29/SF
− OpEx
−$9.6K −$5.35/SF
NOI
$17.9K $9.94/SF
Area
Beaumont, TX
Vacancy
9.00%
Lease Rate
$16.80 /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%
$357,740
Cap Rate 7%
$255,529
Cap Rate 9%
$198,744
Alternative Uses
Best Use
Flex RnD
$255.5K
$223.6K – $298.1K
NOI $17,887 @ 7.0% cap · market cap 4.48%
Second Best
Warehouse
$208.5K
$182.4K – $243.2K
NOI $14,592 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$425.1K
$372.0K – $495.9K
NOI $29,756 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77705, TX
37,950
Population
12,203
Households
3.1
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
242.7 sq mi
ZIP Area
156
Density / Sq Mi
$49,964
Median Household Income
$30,162
Median Earnings
$858
Median Rent
$121,900
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.
Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned flex space with frontage along a regional industrial corridor and convenient highway access.
Where is this flex space located?
The property is located at 12689 W Port Arthur Rd Beaumont, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Approximately 1.76 acres with an approximately 1,800 SF building; Commercial zoning; Building constructed in 1996
