Highly Visible Commercial
For Sale
$399,000
1465 S Hwy 96, Lumberton, TX 77657
COMMERCIAL - Lumberton, TX
Property Size2,032 SF
Lot Size0.33 Acres
Price / SF$196.36
Days on Market48
Property Features for 1465 S Hwy 96
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Freestanding
Elementary school district
Lumberton ISD
Middle school district
Lumberton ISD
High school district
Lumberton ISD
Subdivision
Lumberton
Standard status
Active
Size
2,032 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Description
A0014 Duncan Elisha Tract 131 B .33 Acres
Legal Description
A0014 Duncan Elisha Tract 131 B .33 Acres
Building Details
Floors in Building
1
Flooring type
Concrete, Carpet
Building materials
Concrete Block
Roof type
Metal
Listing Agency:
JLA Realty
(409) 242-1900
Listed By:
John Altic · License #0572287
(281) 744-2611
Added: Jul 8
Changed: Aug 4
Last Checked: Aug 24 at 12:06AM
MLS# 269007
Copyright © 2026 Beaumont Board of REALTORS®. 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 commercial building offers approximately 2,032 square feet of flexible interior space and is currently configured with 6–7 private offices, a reception area, and additional space that can be adapted to a range of professional uses. The layout supports both client-facing operations and private office needs, making it suitable for office-based tenants.
Located at 1465 S Hwy 96 in Lumberton, Texas, the property is described as highly visible and benefits from an average daily traffic count of approximately 27,389 vehicles.
The property is listed for sale, and owner financing is available. Lot size is approximately 0.33 acres.
Located at 1465 S Hwy 96 in Lumberton, Texas, the property is described as highly visible and benefits from an average daily traffic count of approximately 27,389 vehicles.
The property is listed for sale, and owner financing is available. Lot size is approximately 0.33 acres.
Key Highlights
- 2,032 SF commercial building with a versatile floor plan on Hwy. 96
- Approximately 27,389 average daily traffic count along Hwy. 96
- Floor plan includes 6‑7 private offices plus 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
Lease Details
27,389 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
346
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Commercial building with a flexible layout and multiple private offices, located on a high-traffic Hwy 96 corridor.
Where is this medical office space located?
The property is located at 1465 S Hwy 96 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: 2,032 SF commercial building with a versatile floor plan on Hwy. 96; Approximately 27,389 average daily traffic count along Hwy. 96; Floor plan includes 6‑7 private offices plus a reception area
