Highway Frontage Warehouse/Office
For Sale
$329,990
140 Mosley, Livingston, TX 77351
2-acre commercial site with warehouse/office building along US Highway 59.
Property Size2,400 SF
Lot Size2.00 Acres
Price / SF$137.50
Days on Market197
Property Features for 140 Mosley
General Information
Standard status
Active
Size
2,400 SF
Lot size
2.00 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$1,322
Amenities
Corner Lot,Level
Connected,Well Installed,Well
87120
2
Appraiser
Dirt,Gravel
Listing Agency:
OakHouse Real Estate
(281) 367-3531
Listed By:
Lori Whitson
(281) 716-0071
Source:
Garygreene
Added: Feb 19
Changed: Sep 3
Last Checked: Sep 2 at 1:49PM
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 OakHouse Real Estate
Investment Insights
Based on property information with market context.
This 2-acre commercial site, located at 140 Mosley, offers approximately 180 feet of frontage along US Highway 59. The property includes a 2,400 square foot warehouse/office building. The warehouse space comprises 1,600 square feet and features five commercial overhead doors, making it suitable for light industrial, service, or contractor use. The remaining 800 square feet is currently configured as living quarters but allows for flexible reconfiguration. The structure requires clean-out and deferred maintenance. Utilities include on-site electric, a private well, and septic. The property provides a substantial yard area suitable for equipment storage, fleet parking, or future expansion, with selective clearing required near the improvements. This property offers highway exposure, usable acreage, and existing infrastructure.
Key Highlights
- 2‑acre commercial site with approximately 180 feet of frontage on US Highway 59.
- Features a 2,400SF warehouse/office building with 1,600SF of warehouse space and five commercial overhead doors.
- Substantial yard area for equipment storage, fleet parking, or future expansion.
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
$15,007
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
4.55%
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%
$300,140
$300.1K
Cap Rate 7%
$214,386
$214.4K
Cap Rate 9%
$166,744
$166.7K
Market Conditions
NOI Build-Up for 2,400 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
$19.3K $8.04/SF
− Vacancy
−$1.6K −$0.68/SF
EGI
$17.7K $7.36/SF
− OpEx
−$2.6K −$1.10/SF
NOI
$15.0K $6.25/SF
Area
Polk 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%
$300,140
Cap Rate 7%
$214,386
Cap Rate 9%
$166,744
Alternative Uses
Best Use
Office B
$459.2K
$401.8K – $535.8K
NOI $32,147 @ 7.0% cap · market cap 9.74%
Second Best
Warehouse
$214.4K
$187.6K – $250.1K
NOI $15,007 @ 7.0% cap · market cap 4.55%
Theoretical Best
Hotel Hospitality
$1.23M
$1.08M – $1.44M
NOI $86,184 @ 7.0% cap · market cap 26.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77351, TX
37,353
Population
17,934
Households
2.1
Avg Household Size
47
Median Age
15%
College-Educated
83%
High-School Grad
636.9 sq mi
ZIP Area
59
Density / Sq Mi
$62,710
Median Household Income
$35,645
Median Earnings
$1,057
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Warehouse - 2-acre commercial site with warehouse/office building along US Highway 59.
Where is this warehouse located?
The property is located at 140 Mosley Livingston, TX.
What is the asking price?
The asking price for this property is $329,990.
What are key features of this property?
This property features: 2‑acre commercial site with approximately 180 feet of frontage on US Highway 59.; Features a 2,400SF warehouse/office building with **1,600SF of warehouse space and five commercial overhead doors.**; Substantial yard area for equipment storage, fleet parking, or future expansion.
