Flex Property with Warehouse
New
For Sale
$1,329,900
13102 N Navarro, Victoria, TX 77904
CommercialSale, Victoria, TX
Property Size10,040 SF
Lot Size1.55 Acres
Price / SF$132.46
Days on Market2
Property Features for 13102 N Navarro
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Oversize, Garage
Lot features
One To Three Acres, City Lot, Level
Directions
Take north Navarro (US Hwy 7) and heading north towards Hallettsville, the property will be on the right side of the road right before Northside Road which is on the left.
Standard status
Active
APN
36107
Size
10,040 SF
Lot size
1.55 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TAJAS NORTH SUBD, BLOCK 1, LOT 1, ACRES 1.5472
Legal Description
TAJAS NORTH SUBD, BLOCK 1, LOT 1, ACRES 1.5472
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2008
Floors in Building
1
Flooring type
Vinyl, Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Cornerstone Properties
(361) 576-2353
Listed By:
Brandi Jackson · License #0577155
(361) 655-7083
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 7:06PM
MLS# 624102
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex property encompasses 10,040 square feet across several buildings on approximately 1.5472 acres. The improvements include a 5,000-square-foot office and retail building, a 5,040-square-foot warehouse, and a separate small office. The primary building provides a reception area, four private offices, open cubicle space, a breakroom, two restrooms, and storage. The warehouse has two drive-in bay doors, while the site also provides on-site parking and yard area. Renovation work was completed in 2019.
The property is positioned on the north side of Navarro in Victoria, along a corridor reporting 18,700+ vehicles per day. It is minutes from the city’s principal retail and dining corridor and surrounded by national retailers and other traffic-generating businesses. Public water and sewer serve the property, which also features metal siding, a metal roof, vinyl and concrete flooring, central heating, and central air conditioning.
The property is positioned on the north side of Navarro in Victoria, along a corridor reporting 18,700+ vehicles per day. It is minutes from the city’s principal retail and dining corridor and surrounded by national retailers and other traffic-generating businesses. Public water and sewer serve the property, which also features metal siding, a metal roof, vinyl and concrete flooring, central heating, and central air conditioning.
Key Highlights
- 10,040 SF flex property on approximately 1.5472 acres
- 5,000 SF office/retail building plus 5,040 SF warehouse
- Warehouse includes two drive‑in bay doors
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
$70,481
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
5.30%
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%
$1,409,620
$1.4M
Cap Rate 7%
$1,006,871
$1.0M
Cap Rate 9%
$783,122
$783.1K
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
$120.5K $12.00/SF
− Vacancy
−$12.0K −$1.20/SF
EGI
$108.4K $10.80/SF
− OpEx
−$38.0K −$3.78/SF
NOI
$70.5K $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%
$1,409,620
Cap Rate 7%
$1,006,871
Cap Rate 9%
$783,122
Alternative Uses
Best Use
Office B
$2.40M
$2.10M – $2.80M
NOI $167,939 @ 7.0% cap · market cap 12.63%
Second Best
Retail
$2.07M
$1.81M – $2.42M
NOI $145,075 @ 7.0% cap · market cap 10.91%
Theoretical Best
Multifamily LT 5
$110.30M
$96.51M – $128.68M
NOI $7,720,993 @ 7.0% cap · market cap 580.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Under-served
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Multi-building commercial campus combining office, retail, warehouse, parking, and operational yard space.
Where is this flex space located?
The property is located at 13102 N Navarro Victoria, TX.
What is the asking price?
The asking price for this property is $1,329,900.
What are key features of this property?
This property features: 10,040 SF flex property on approximately 1.5472 acres; 5,000 SF office/retail building plus 5,040 SF warehouse; Warehouse includes two drive‑in bay doors
