Fenced Flex Building With Large
For Sale
$1,470,000
8609 Lone Tree Road Unit 8609, Victoria, TX 77905
Metal flex facility with two shop areas, office space, laundry, and secured outdoor storage.
Property Size12,321 SF
Lot Size13.97 Acres
Price / SF$119.31
Days on Market406
Property Features for 8609 Lone Tree Road Unit 8609
General Information
Standard status
Active
Size
12,321 SF
Lot size
13.97 Acres
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Clear Height
24 ft
Amenities
Central Air, Electric
3
Vinyl, Concrete
Metal
Security Lighting. City Road.
Building Details
Year Built
2012
Buildings
1
Stories
1
Building Size
12,321 SF
Construction
metal building
Listing Agency:
Woolson Real Estate Inc
(361) 571-0161
Listed By:
Nancy Garner · License #0319521
(361) 571-0161
Source:
Xome
Added: Jul 23, 2025
Changed: Aug 30
Last Checked: Aug 31 at 3:36PM
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 Woolson Real Estate Inc
Investment Insights
Based on property information with market context.
Built in 2012, this 12,321-square-foot metal flex facility includes two shop areas, an office section, and a laundry room. The larger shop measures approximately 48 by 100 feet and features 20- to 24-foot clearance, concrete floors, substantial lighting, two pairs of 16-by-17-foot electric doors, and three pedestrian entrances. A second 45-by-60-foot shop has a 9-by-10-foot manual roll-up door, office and laundry access, and a connected deck storage area of approximately 45 by 28 feet. The shop sections connect through an 8-by-10-foot roll-up door and a pedestrian door.
The 13.97-acre site has a stabilized surface, full fencing, and security lighting, with access to Hwy 59/Future I69 or Lone Tree Road. Additional improvements include an 1,800-square-foot carport, a safety and hand-washing station, and city road access.
The 13.97-acre site has a stabilized surface, full fencing, and security lighting, with access to Hwy 59/Future I69 or Lone Tree Road. Additional improvements include an 1,800-square-foot carport, a safety and hand-washing station, and city road access.
Key Highlights
- 12,321‑square‑foot metal building constructed in 2012
- Two shop areas: approximately 48' x 100' and 45' x 60'
- Shop clearance ranges from 20' to 24'
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
$86,493
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
5.88%
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%
$1,729,860
$1.7M
Cap Rate 7%
$1,235,614
$1.2M
Cap Rate 9%
$961,033
$961.0K
Market Conditions
NOI Build-Up for 12,321 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
$147.9K $12.00/SF
− Vacancy
−$14.8K −$1.20/SF
EGI
$133.1K $10.80/SF
− OpEx
−$46.6K −$3.78/SF
NOI
$86.5K $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%
$1,729,860
Cap Rate 7%
$1,235,614
Cap Rate 9%
$961,033
Alternative Uses
Best Use
Flex RnD
$1.24M
$1.08M – $1.44M
NOI $86,493 @ 7.0% cap · market cap 5.88%
Second Best
Warehouse
$1.10M
$963.1K – $1.28M
NOI $77,045 @ 7.0% cap · market cap 5.24%
Theoretical Best
Multifamily LT 5
$135.36M
$118.44M – $157.92M
NOI $9,475,135 @ 7.0% cap · market cap 644.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
Median Home Value
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 - Metal flex facility with two shop areas, office space, laundry, and secured outdoor storage.
Where is this flex space located?
The property is located at 8609 Lone Tree Road Unit 8609 Victoria, TX.
What is the asking price?
The asking price for this property is $1,470,000.
What are key features of this property?
This property features: 12,321‑square‑foot metal building constructed in 2012; Two shop areas: approximately 48' x 100' and 45' x 60'; Shop clearance ranges from 20' to 24'
