Flex Industrial Property with Roll-Up
For Sale
Contact for pricing
7839 US-190, Livingston, TX 77351
Includes 40' x 100 metal building with three roll-up doors plus a 40' x 60 building with office and bathroom.
Property Size8,594 SF
Price / SF$110.43
Days on Market80
Property Features for 7839 US-190
General Information
Standard status
Active
Size
8,594 SF
Property subtype
INDUSTRIAL
Additional Details
Road Access
Yes
Amenities
electric fireplace
whole home generator
ADT security system
built-in vacuum system
air conditioned office
internet
Listing Agency:
JLA Realty
(713) 489-8130
Listed By:
Paul Holmes · License #0782787
(936) 328-9078
Source:
Moodyscre
Added: Jul 7
Changed: Sep 15
Last Checked: Sep 22 at 3:16PM
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 JLA Realty
Investment Insights
Based on property information with market context.
This for-sale flex/industrial property combines a 2,194 SF home with multiple metal buildings for work-and-living functionality. The home features a large living area with an electric fireplace, a built-in vacuum system, and a 17K whole-home generator. ADT security is installed on the house and outbuildings. The property also includes a 40' x 100 metal building with three roll-up doors and a separate 40' x 60 metal building that offers an air-conditioned office, bathroom, and internet. Two A/C units are approximately 2 years old.
The site provides approximately 400' of road frontage for driveway planning. A power pole is located behind the outbuildings for potential additional building needs. The property is described as just minutes from Livingston and Lake Livingston and under an hour from Houston.
Overall, the configuration supports storage and operational space through the metal warehouse structures, along with on-site office accommodations in the 40' x 60 building.
The site provides approximately 400' of road frontage for driveway planning. A power pole is located behind the outbuildings for potential additional building needs. The property is described as just minutes from Livingston and Lake Livingston and under an hour from Houston.
Overall, the configuration supports storage and operational space through the metal warehouse structures, along with on-site office accommodations in the 40' x 60 building.
Key Highlights
- 2194 SF 4‑5/2.5 home with a massive living area and electric fireplace
- 17K whole‑home generator included for power outages
- 40' x 100 metal building with 3 roll‑up doors plus 40' x 60 metal building with an air‑conditioned office, bathroom, and internet
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
$53,739
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
5.66%
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%
$1,074,780
$1.1M
Cap Rate 7%
$767,700
$767.7K
Cap Rate 9%
$597,100
$597.1K
Market Conditions
NOI Build-Up for 8,594 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
$69.1K $8.04/SF
− Vacancy
−$5.9K −$0.68/SF
EGI
$63.2K $7.36/SF
− OpEx
−$9.5K −$1.10/SF
NOI
$53.7K $6.25/SF
Area
Polk 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%
$1,074,780
Cap Rate 7%
$767,700
Cap Rate 9%
$597,100
Alternative Uses
Best Use
Warehouse
$767.7K
$671.7K – $895.7K
NOI $53,739 @ 7.0% cap · market cap 5.66%
Second Best
Industrial
$632.2K
$553.2K – $737.6K
NOI $44,256 @ 7.0% cap · market cap 4.66%
Theoretical Best
Hotel Hospitality
$4.41M
$3.86M – $5.14M
NOI $308,611 @ 7.0% cap · market cap 32.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77351, TX
37,353
Population
17,934
Households
2.1
Avg Household Size
47
Median Age
15%
College-Educated
83%
High-School Grad
636.9 sq mi
ZIP Area
59
Density / Sq Mi
$62,710
Median Household Income
$35,645
Median Earnings
$1,057
Median Rent
$163,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Includes 40' x 100 metal building with three roll-up doors plus a 40' x 60 building with office and bathroom.
Where is this flex space located?
The property is located at 7839 US-190 Livingston, TX.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 2194 SF 4‑5/2.5 home with a massive living area and electric fireplace; 17K whole‑home generator included for power outages; 40' x 100 metal building with 3 roll‑up doors plus 40' x 60 metal building with an air‑conditioned office, bathroom, and internet
