NNN Industrial Warehouse
For Sale
$1,050,000
7139 Old Hearne Rd, Hearne, TX 77859
Single-tenant 7,640 SF industrial warehouse offered with a 5-year NNN sale-leaseback structure.
Property Size7,640 SF
Price / SF$137.43
Days on Market46
Property Features for 7139 Old Hearne Rd
General Information
Standard status
Active
Size
7,640 SF
Property subtype
Single-Tenant Industrial
Additional Details
Cap Rate
5.7%
Amenities
Sale-leaseback Opportunity: 7,640 SF industrial warehouse with a creative 5-year NNN sale-leaseback with Crossroads Concrete Services.
Located 20 minutes outside Bryan, TX, within reach of the Bryan-College Station corridor and regional growth supported by Texas A&M University, infrastructure investment, and population growth.
Adjacent income-producing Manufactured Housing/RV Park available for acquisition creating opportunity that diversifies income between single-tenant NNN and multi-pad residential/RV revenue's.
Building Details
Building Size
7,640 SF
Year Built
2018
Tenancy
Single
Listing Agency:
Houston Office
Listed By:
Preston Williams · License #License(s): TX: 839673
(713) 452-4370
Source:
Marcusmillichap
Added: Jul 24
Changed: Sep 3
Last Checked: Sep 6 at 4:02AM
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 Houston Office
Investment Insights
Based on property information with market context.
Marcus & Millichap presents a 5-year NNN sale-leaseback opportunity featuring a 7,640 SF industrial warehouse in Robertson County, Texas. The property is currently owned and operated by Crossroads Concrete Services under a single-tenant NNN arrangement.
The location is roughly 20 minutes outside Bryan, placing it within reach of the Bryan–College Station corridor. Additional flexibility is available through an income-producing Manufactured Housing/RV Park on the adjacent parcel, allowing for a potential two-asset acquisition under one ownership structure.
The location is roughly 20 minutes outside Bryan, placing it within reach of the Bryan–College Station corridor. Additional flexibility is available through an income-producing Manufactured Housing/RV Park on the adjacent parcel, allowing for a potential two-asset acquisition under one ownership structure.
Key Highlights
- 7,640 SF industrial warehouse in Robertson County, Texas, built in 2018.
- 5‑year NNN sale‑leaseback offered as a single‑tenant industrial investment.
- Tenant is Crossroads Concrete Services, currently owned and operated by the business at the property.
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
$73,291
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
6.98%
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%
$1,465,820
$1.5M
Cap Rate 7%
$1,047,014
$1.0M
Cap Rate 9%
$814,344
$814.3K
Market Conditions
NOI Build-Up for 7,640 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
$140.3K $18.36/SF
− Vacancy
−$7.0K −$0.92/SF
EGI
$133.3K $17.44/SF
− OpEx
−$60.0K −$7.85/SF
NOI
$73.3K $9.59/SF
Area
Robertson County, TX
Vacancy
5.00%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$1,465,820
Cap Rate 7%
$1,047,014
Cap Rate 9%
$814,344
Alternative Uses
Best Use
Apartment 5plus
$1.05M
$916.1K – $1.22M
NOI $73,291 @ 7.0% cap · market cap 6.98%
Second Best
Warehouse
$794.9K
$695.5K – $927.4K
NOI $55,641 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,689 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77859, TX
7,131
Population
3,361
Households
2.1
Avg Household Size
39
Median Age
14%
College-Educated
82%
High-School Grad
156.8 sq mi
ZIP Area
45
Density / Sq Mi
$52,214
Median Household Income
$28,060
Median Earnings
$651
Median Rent
$160,900
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?
Warehouse - Single-tenant 7,640 SF industrial warehouse offered with a 5-year NNN sale-leaseback structure.
Where is this warehouse located?
The property is located at 7139 Old Hearne Rd Hearne, TX.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 7,640 SF industrial warehouse in Robertson County, Texas, built in 2018.; 5‑year NNN sale‑leaseback offered as a single‑tenant industrial investment.; Tenant is Crossroads Concrete Services, currently owned and operated by the business at the property.
