Flex Space with Large
For Sale
$895,000
553 Aloe Road, Victoria, TX 77905
Metal commercial building with central air and tile and concrete flooring.
Property Size12,300 SF
Lot Size6.00 Acres
Price / SF$72.76
Days on Market567
Property Features for 553 Aloe Road
General Information
Standard status
Active
Size
12,300 SF
Lot size
6.00 Acres
Property subtype
General Commercial
Additional Details
Outdoor Storage
Yes
Amenities
Central Air
3
Tile, Concrete
Metal
Circular Driveway.
Extra Storage. Asphalt, County Road.
Building Details
Year Built
1980
Buildings
1
Stories
1
Building Size
12,300 SF
Listing Agency:
RE/MAX Land & Homes
(361) 570-7653
Listed By:
The Town & Country Team
(361) 570-7653
Source:
Xome
Added: Feb 12, 2025
Changed: Sep 2
Last Checked: Sep 1 at 2:51PM
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 RE/MAX Land & Homes
Investment Insights
Based on property information with market context.
This flex space property at 553 Aloe Road Unit 553 in Victoria, Texas, occupies 6 acres and includes a 12,300 sq. ft. commercial building. Built in 1980, the structure provides a substantial footprint for a range of commercial operations and future improvements. Interior features include central air along with tile and concrete flooring.
The property also includes a metal exterior, circular driveway, and extra storage. The combination of an expansive site and existing commercial improvements provides room for functional outdoor areas while retaining a sizable enclosed building. Its Victoria location places the property within the local commercial market and connects the offering to the surrounding community.
The property also includes a metal exterior, circular driveway, and extra storage. The combination of an expansive site and existing commercial improvements provides room for functional outdoor areas while retaining a sizable enclosed building. Its Victoria location places the property within the local commercial market and connects the offering to the surrounding community.
Key Highlights
- 6 acres of open property in Victoria, Texas
- 12,300 sq. ft. commercial building
- Building constructed in 1980
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
$76,913
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
8.59%
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%
$1,538,260
$1.5M
Cap Rate 7%
$1,098,757
$1.1M
Cap Rate 9%
$854,589
$854.6K
Market Conditions
NOI Build-Up for 12,300 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
$98.9K $8.04/SF
− Vacancy
−$8.4K −$0.68/SF
EGI
$90.5K $7.36/SF
− OpEx
−$13.6K −$1.10/SF
NOI
$76.9K $6.25/SF
Area
Victoria 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%
$1,538,260
Cap Rate 7%
$1,098,757
Cap Rate 9%
$854,589
Alternative Uses
Best Use
Flex RnD
$1.23M
$1.08M – $1.44M
NOI $86,346 @ 7.0% cap · market cap 9.65%
Second Best
Warehouse
$1.10M
$961.4K – $1.28M
NOI $76,913 @ 7.0% cap · market cap 8.59%
Theoretical Best
Multifamily LT 5
$135.13M
$118.24M – $157.65M
NOI $9,458,985 @ 7.0% cap · market cap 1,056.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Metal commercial building with central air and tile and concrete flooring.
Where is this flex space located?
The property is located at 553 Aloe Road Victoria, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 6 acres of open property in Victoria, Texas; 12,300 sq. ft. commercial building; Building constructed in 1980
