Flex Space with Retail
For Sale
$800,000
1504 Nederland Ave, Nederland, TX 77627
Office and warehouse improvements include updated building systems and a separate retail building.
Property Size7,800 SF
Price / SF$102.56
Days on Market36
Property Features for 1504 Nederland Ave
General Information
Standard status
Active
Size
7,800 SF
Additional Details
Utilities to Site
Yes
Office Units
1
Building Details
Buildings
2
Building Size
7,800 SF
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
K DeCUIR PROPERTIES, LLC -- 574802
(409) 749-9711
Listed By:
Kay DeCuir
(409) 749-9711
Source:
Exprealty
Added: Jul 13
Changed: Aug 15
Last Checked: Aug 16 at 1:00PM
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 K DeCUIR PROPERTIES, LLC -- 574802
Investment Insights
Based on property information with market context.
The property at 1504 Nederland Ave in Nederland, TX combines a 7,800-square-foot office/warehouse with an adjoining 1,180-square-foot retail building at 1512 Nederland Avenue. The primary structure was designed to accommodate a future second story and currently contains five offices, two reception areas, a conference room, kitchen, copy room, and three restrooms. Updated HVAC, plumbing, and electrical systems are in place, with electrical service prepared for a standby generator.
The included retail building is elevated on piers and may be relocated if the site configuration changes to provide additional parking. Together, the improvements offer a flexible commercial property with office, warehouse, and retail components at separate Nederland Avenue addresses.
The included retail building is elevated on piers and may be relocated if the site configuration changes to provide additional parking. Together, the improvements offer a flexible commercial property with office, warehouse, and retail components at separate Nederland Avenue addresses.
Key Highlights
- 7,800‑square‑foot office/warehouse at 1504 Nederland Ave
- Included 1,180‑square‑foot retail building at 1512 Nederland Avenue
- Current layout includes 5 offices, 2 reception areas, conference room, kitchen, copy room, and 3 restrooms
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
$65,488
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
8.19%
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%
$1,309,760
$1.3M
Cap Rate 7%
$935,543
$935.5K
Cap Rate 9%
$727,644
$727.6K
Market Conditions
NOI Build-Up for 7,800 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
$107.6K $13.80/SF
− Vacancy
−$6.9K −$0.88/SF
EGI
$100.8K $12.92/SF
− OpEx
−$35.3K −$4.52/SF
NOI
$65.5K $8.40/SF
Area
Jefferson County, TX
Vacancy
6.40%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
35.00%
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%
$1,309,760
Cap Rate 7%
$935,543
Cap Rate 9%
$727,644
Alternative Uses
Best Use
Retail
$1.78M
$1.56M – $2.08M
NOI $124,584 @ 7.0% cap · market cap 15.57%
Second Best
Office B
$1.50M
$1.31M – $1.75M
NOI $105,113 @ 7.0% cap · market cap 13.14%
Theoretical Best
Multifamily LT 5
$87.64M
$76.68M – $102.24M
NOI $6,134,539 @ 7.0% cap · market cap 766.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77627, TX
23,296
Population
9,970
Households
2.3
Avg Household Size
38
Median Age
25%
College-Educated
93%
High-School Grad
13.2 sq mi
ZIP Area
1,765
Density / Sq Mi
$75,778
Median Household Income
$51,556
Median Earnings
$1,364
Median Rent
$201,200
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?
Flex space - Office and warehouse improvements include updated building systems and a separate retail building.
Where is this flex space located?
The property is located at 1504 Nederland Ave Nederland, TX.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 7,800‑square‑foot office/warehouse at 1504 Nederland Ave; Included 1,180‑square‑foot retail building at 1512 Nederland Avenue; Current layout includes 5 offices, 2 reception areas, conference room, kitchen, copy room, and 3 restrooms
