Highway-Frontage Mixed-Use
For Sale
$1,399,000
13955 US Highway 77, Victoria, TX 77904
CommercialSale, Victoria, TX
Property Size13,500 SF
Lot Size4.02 Acres
Price / SF$103.63
Days on Market482
Property Features for 13955 US Highway 77
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Open, Garage, Oversize
Interior features
Storage
Exterior features
Lighting
Lot features
Three To Five Acres
Directions
77north out of Victoria and property will be on the left.
Standard status
Active
APN
34680
Size
13,500 SF
Lot size
4.02 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
02160 IRR CO ABST 216 TRACT 8, ACRES 4.02
Tax Annual Amount
9393
Legal Description
02160 IRR CO ABST 216 TRACT 8, ACRES 4.02
Utilities
Sewer type
Public Sewer
Cooling system
Window Unit(s)
Water source
Private, Well
Building Details
Year built
2013
Floors in Building
1
Flooring type
Concrete
Building materials
MetalFrame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Coldwell Banker D'Ann Harper
(210) 483-7000
Listed By:
Sarah Rowlands · License #0736536
(361) 648-8131
Added: Apr 30, 2025
Changed: Aug 20
Last Checked: Aug 24 at 2:06PM
MLS# 578362
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 mixed-use property includes two metal-frame buildings totaling 13,500 square feet on 4.02 acres. The 7,500-square-foot primary building contains retail, office, storage, warehouse, and apartment/living areas. A second 6,000-square-foot building provides eight dressing rooms, two public restrooms, an office, and finished office/storage space. Concrete flooring, metal roofing, window-unit cooling, and lighting are among the existing improvements.
The property fronts US Highway 77 with 475 feet+/- of highway road frontage. Parking includes open, garage, and oversized spaces. Built in 2013, the site is served by private well water and public sewer. Its existing layout supports the current bridal and prom gown retail operation while also providing multiple commercial and residential components within the same property.
The property fronts US Highway 77 with 475 feet+/- of highway road frontage. Parking includes open, garage, and oversized spaces. Built in 2013, the site is served by private well water and public sewer. Its existing layout supports the current bridal and prom gown retail operation while also providing multiple commercial and residential components within the same property.
Key Highlights
- 4.02‑acre mixed‑use property with 13,500 square feet across two buildings
- 475 feet+/- of highway road frontage on US Highway 77
- 7,500‑square‑foot building includes retail, offices, storage, warehouse, and apartment/living areas
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
$91,773
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
6.56%
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%
$1,835,460
$1.8M
Cap Rate 7%
$1,311,043
$1.3M
Cap Rate 9%
$1,019,700
$1.0M
Market Conditions
NOI Build-Up for 13,500 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
$166.9K $12.36/SF
− Vacancy
−$20.0K −$1.48/SF
EGI
$146.8K $10.88/SF
− OpEx
−$55.1K −$4.08/SF
NOI
$91.8K $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%
$1,835,460
Cap Rate 7%
$1,311,043
Cap Rate 9%
$1,019,700
Alternative Uses
Best Use
Retail
$2.79M
$2.44M – $3.25M
NOI $195,071 @ 7.0% cap · market cap 13.94%
Second Best
Mixed Use
$1.31M
$1.15M – $1.53M
NOI $91,773 @ 7.0% cap · market cap 6.56%
Theoretical Best
Multifamily LT 5
$148.31M
$129.77M – $173.03M
NOI $10,381,813 @ 7.0% cap · market cap 742.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
32
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two buildings combine retail, office, storage, warehouse, and residential areas on a large commercial tract.
Where is this mixed-use property located?
The property is located at 13955 US Highway 77 Victoria, TX.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 4.02‑acre mixed‑use property with 13,500 square feet across two buildings; 475 feet+/- of highway road frontage on US Highway 77; 7,500‑square‑foot building includes retail, offices, storage, warehouse, and apartment/living areas
