Freestanding Office/Retail Building For
For Sale
$399,000
1465 Highway 96 S, Lumberton, TX 77657
Freestanding 2032 sq ft office/retail building with multiple offices.
Property Size2,032 SF
Lot Size0.33 Acres
Price / SF$196.36
Days on Market194
Property Features for 1465 Highway 96 S
General Information
Standard status
Active
Size
2,032 SF
Lot size
0.33 Acres
Listing Agency:
Hometown Realty
(409) 679-3283
Listed By:
Hershel Manley · License #568436
(409) 679-3283
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Jul 15 at 10:57PM
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 Hometown Realty
Investment Insights
Based on property information with market context.
This freestanding building offers 2032 square feet of space suitable for office or retail use. The layout includes 6 to 7 offices and a reception area. The property is located in Lumberton, Texas. It is suitable for various commercial purposes, including use as an office building, retail outlet, or medical/dental office.
Key Highlights
- Free‑standing 2032 sq ft commercial building.
- Versatile space suitable for office, retail, medical, or dental use.
- Includes 6‑7 offices and a reception area.
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
$23,570
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
5.91%
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%
$471,400
$471.4K
Cap Rate 7%
$336,714
$336.7K
Cap Rate 9%
$261,889
$261.9K
Market Conditions
NOI Build-Up for 2,032 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
$43.9K $21.60/SF
− Vacancy
−$4.6K −$2.27/SF
EGI
$39.3K $19.33/SF
− OpEx
−$15.7K −$7.73/SF
NOI
$23.6K $11.60/SF
Area
Hardin County, TX
Vacancy
10.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$471,400
Cap Rate 7%
$336,714
Cap Rate 9%
$261,889
Alternative Uses
Best Use
Healthcare Medical
$336.7K
$294.6K – $392.8K
NOI $23,570 @ 7.0% cap · market cap 5.91%
Second Best
Office B
$336.2K
$294.2K – $392.3K
NOI $23,537 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$479.9K
$419.9K – $559.9K
NOI $33,591 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
Explore this area
Business Placement
Demographics for 77657, TX
22,161
Population
9,044
Households
2.5
Avg Household Size
38
Median Age
26%
College-Educated
93%
High-School Grad
57.7 sq mi
ZIP Area
384
Density / Sq Mi
$93,225
Median Household Income
$55,129
Median Earnings
$1,039
Median Rent
$243,900
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?
Office building - Freestanding 2032 sq ft office/retail building with multiple offices.
Where is this office building located?
The property is located at 1465 Highway 96 S Lumberton, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Free‑standing 2032 sq ft commercial building.; Versatile space suitable for office, retail, medical, or dental use.; Includes 6‑7 offices and a reception area.
