Versatile Commercial Property on
For Sale
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13102 N Navarro St, Victoria, TX 77904
10,040 SF flex property in high-visibility corridor.
Property Size10,040 SF
Lot Size1.54 Acres
Price / SF$134.45
Days on Market153
Property Features for 13102 N Navarro St
General Information
Standard status
Active
Size
10,040 SF
Class
B
Lot size
1.54 Acres
Property subtype
Retail, Office, Industrial, Mixed Use, Special Purpose
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1968
Buildings
3
Stories
1
Tenancy
Single
Listing Agency:
Cornerstone Properties
(361) 333-2002
Listed By:
Brian Ferguson · License #TX 577155
Source:
Crexi
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:37AM
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 Cornerstone Properties
Investment Insights
Based on property information with market context.
Located on the north side of Navarro Street in a high-visibility corridor with a traffic count exceeding 18,700 vehicles per day, this commercial property offers 10,040 square feet of space across multiple buildings on approximately 1.54 acres. The property includes a 5,000-square-foot office/retail building, a 5,040-square-foot warehouse, and a separate small office building. Ample on-site parking and yard space are available for operations, storage, or expansion. The office/retail building features a lobby/reception area, four private offices, open cubicle workspace, a breakroom, two restrooms, and storage. The warehouse includes two drive-in bay doors, making it suitable for service, distribution, light industrial, contractor, or showroom users. Interior updates, including new flooring and fresh paint, were completed in 2019. The property is located minutes from Victoria’s primary retail and dining corridor and is surrounded by national retailers.
Key Highlights
- High‑visibility location on Navarro with 18,700+ vehicles per day.
- Versatile flex property totaling 10,040 SF across multiple buildings on 1.54 acres.
- Includes a 5,000 SF office/retail building and a 5,040 SF warehouse.
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
$68,252
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
5.06%
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%
$1,365,040
$1.4M
Cap Rate 7%
$975,029
$975.0K
Cap Rate 9%
$758,356
$758.4K
Market Conditions
NOI Build-Up for 10,040 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
$124.1K $12.36/SF
− Vacancy
−$14.9K −$1.48/SF
EGI
$109.2K $10.88/SF
− OpEx
−$41.0K −$4.08/SF
NOI
$68.3K $6.80/SF
Area
Victoria County, TX
Vacancy
12.00%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
37.50%
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%
$1,365,040
Cap Rate 7%
$975,029
Cap Rate 9%
$758,356
Alternative Uses
Best Use
Office B
$2.40M
$2.10M – $2.80M
NOI $167,939 @ 7.0% cap · market cap 12.44%
Second Best
Retail
$2.07M
$1.81M – $2.42M
NOI $145,075 @ 7.0% cap · market cap 10.75%
Theoretical Best
Multifamily LT 5
$110.30M
$96.51M – $128.68M
NOI $7,720,993 @ 7.0% cap · market cap 571.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 10,040 SF flex property in high-visibility corridor.
Where is this mixed-use property located?
The property is located at 13102 N Navarro St Victoria, TX.
What is the asking price?
The asking price for this property is $1,349,900.
What are key features of this property?
This property features: High‑visibility location on Navarro with 18,700+ vehicles per day.; Versatile flex property totaling 10,040 SF across multiple buildings on 1.54 acres.; Includes a 5,000 SF office/retail building and a 5,040 SF warehouse.
