Renovated Flex
New
For Sale
$1,343,900
13102 N Navarro, Victoria, TX 77904
Renovated in 2019, the property combines office, retail, warehouse, and yard components for flexible commercial operations.
Property Size10,040 SF
Lot Size1.54 Acres
Price / SF$133.85
Days on Market2
Property Features for 13102 N Navarro
General Information
Standard status
Active
Size
10,040 SF
Lot size
1.54 Acres
Warehouse & Industrial
Warehouse Space
5,040 SF
Drive-In Doors
2
Additional Details
Outdoor Storage
Yes
Building Details
Year Built
1968
Year Renovated
2019
Buildings
3
Listing Agency:
Cornerstone Properties
(361) 576-2353
Listed By:
Brandi Jackson · License #0577155
(361) 655-7083
Source:
Cornerstone-properties
Added: Sep 5
Last Checked: Sep 5 at 3:14PM
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.
This flex property contains 10,040 SF across multiple buildings on approximately 1.54 acres. Improvements include a 5,000 SF office and retail building, a 5,040 SF warehouse, and a separate small office building. The office layout provides a lobby and 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 space.
Built in 1968 and renovated in 2019, the property occupies 13102 N Navarro in Victoria, Texas. The corridor records more than 18,700 vehicles per day and is surrounded by national retailers and other traffic generators. Its location is minutes from Victoria’s main retail and dining corridor, supporting a range of office, showroom, service, distribution, and light industrial uses described for the property.
Built in 1968 and renovated in 2019, the property occupies 13102 N Navarro in Victoria, Texas. The corridor records more than 18,700 vehicles per day and is surrounded by national retailers and other traffic generators. Its location is minutes from Victoria’s main retail and dining corridor, supporting a range of office, showroom, service, distribution, and light industrial uses described for the property.
Key Highlights
- 10,040 SF across multiple buildings on approximately 1.54 acres
- 5,000 SF office and retail building with four private offices and open cubicle workspace
- 5,040 SF warehouse with 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
5.24%
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 12.50%
Second Best
Retail
$2.07M
$1.81M – $2.42M
NOI $145,075 @ 7.0% cap · market cap 10.80%
Theoretical Best
Multifamily LT 5
$110.30M
$96.51M – $128.68M
NOI $7,720,993 @ 7.0% cap · market cap 574.52%
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 - Renovated in 2019, the property combines office, retail, warehouse, and yard components for flexible commercial operations.
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 $1,343,900.
What are key features of this property?
This property features: 10,040 SF across multiple buildings on approximately 1.54 acres; 5,000 SF office and retail building with four private offices and open cubicle workspace; 5,040 SF warehouse with two drive‑in bay doors
