Office Building with
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1480 Cornerstone Ct, Beaumont, TX 77706
Professional office configuration with private rooms, reception, kitchen, and flexible open work space.
Property Size3,350 SF
Price / SF$194.03
Days on Market151
Property Features for 1480 Cornerstone Ct
General Information
Standard status
Active
Size
3,350 SF
Property subtype
Office
Building Details
Year Built
2005
Buildings
2
Building Size
3,350 SF
Listing Agency:
Bishop Enterprises Inc.
Listed By:
Jared Bishop · License #FSBO
Source:
Crexi
Added: Apr 3
Changed: Aug 30
Last Checked: Aug 30 at 11:41PM
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 Bishop Enterprises Inc.
Investment Insights
Based on property information with market context.
This 3,350-square-foot office property was built in 2005 and includes a 650-square-foot garage with covered parking positioned at the rear. The interior provides a combination of private offices and collaborative areas, with ten offices, two file rooms, restrooms, a private bathroom, kitchen, reception area, open work area, and attic access via a riser.
The property is situated off Major Drive near Gladys in Beaumont’s west end. Its existing configuration supports professional, legal, and medical office functions, subject to applicable requirements.
The property is situated off Major Drive near Gladys in Beaumont’s west end. Its existing configuration supports professional, legal, and medical office functions, subject to applicable requirements.
Key Highlights
- 3,350 square foot office building constructed in 2005
- 650 square foot garage with adjacent covered rear parking
- Ten offices, two file rooms, restrooms, and private bathroom
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
$38,857
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
5.98%
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%
$777,140
$777.1K
Cap Rate 7%
$555,100
$555.1K
Cap Rate 9%
$431,744
$431.7K
Market Conditions
NOI Build-Up for 3,350 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
$72.4K $21.60/SF
− Vacancy
−$7.6K −$2.27/SF
EGI
$64.8K $19.33/SF
− OpEx
−$25.9K −$7.73/SF
NOI
$38.9K $11.60/SF
Area
Beaumont, 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%
$777,140
Cap Rate 7%
$555,100
Cap Rate 9%
$431,744
Alternative Uses
Best Use
Healthcare Medical
$555.1K
$485.7K – $647.6K
NOI $38,857 @ 7.0% cap · market cap 5.98%
Second Best
Office B
$554.3K
$485.0K – $646.7K
NOI $38,803 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$791.1K
$692.3K – $923.0K
NOI $55,380 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Explore this area
Business Placement
Demographics for 77706, TX
29,910
Population
14,963
Households
2
Avg Household Size
40
Median Age
46%
College-Educated
94%
High-School Grad
10.1 sq mi
ZIP Area
2,961
Density / Sq Mi
$77,644
Median Household Income
$51,442
Median Earnings
$1,176
Median Rent
$238,800
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 - Professional office configuration with private rooms, reception, kitchen, and flexible open work space.
Where is this office building located?
The property is located at 1480 Cornerstone Ct Beaumont, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,350 square foot office building constructed in 2005; 650 square foot garage with adjacent covered rear parking; Ten offices, two file rooms, restrooms, and private bathroom
