Masonry Flex Space with
For Sale
$899,000
205 Profit Drive, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size12,838 SF
Lot Size2.19 Acres
Price / SF$70.03
Days on Market1071
Property Features for 205 Profit Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
0004
Parking features
Driveway, Carport, Garage, Oversize
Security features
Security
Interior features
Storage
Lot features
One To Three Acres
Directions
From the intersection of Houston Hwy and N Ben Jordan St, head south and crossover the RR Tracks, Wildwood St street will be the first left turn. Go down to the Tee and turn left on Profit Dr, Property is on the left at 205 Profit Dr
Standard status
Active
APN
49680, 49679
Size
12,838 SF
Lot size
2.19 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
GULF COAST IND PARK I LOT 2 & LOT 3 BLOCK 3, GULF COAST IND PARK I LOT 1 BLOCK 3
Legal Description
GULF COAST IND PARK I LOT 2 & LOT 3 BLOCK 3, GULF COAST IND PARK I LOT 1 BLOCK 3
Utilities
Sewer type
Public Sewer
Heating system
Central
Water source
Public
Amenities
reception area
conference rooms
Building Details
Year built
1968
Floors in Building
2
Building materials
Masonry
Additional Structures
Storage
Listing Agency:
Manning Real Estate Group
(361) 571-1851
Listed By:
Lena Manning · License #0774055
(361) 208-3302
Added: Sep 18, 2023
Changed: Aug 20
Last Checked: Aug 23 at 7:06PM
MLS# 520914
Copyright © 2026 Central Texas Multiple Listing Service. 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 12,838-square-foot flex property combines office, shop, storage, and yard components within a masonry building constructed in 1968. The office area includes a reception space, 20+ offices, conference rooms, drafting rooms, layout tables, and air-conditioned storage for files or products. Additional shop areas feature bay doors and a 5-Ton Crane, while upper-level space offers storage and an option for living quarters.
The property encompasses 2.1905 acres, including approximately 1+ acres of laydown yard or parking. Trucks have access through 2 paved entrances, with room to add a third. Public water and public sewer serve the property, and heating is provided by a central system. Parking features include a driveway, carport, garage, and oversized parking.
The property encompasses 2.1905 acres, including approximately 1+ acres of laydown yard or parking. Trucks have access through 2 paved entrances, with room to add a third. Public water and public sewer serve the property, and heating is provided by a central system. Parking features include a driveway, carport, garage, and oversized parking.
Key Highlights
- 12,838 square feet in a masonry flex property
- 20+ offices plus reception, conference, drafting, and layout areas
- Additional shop spaces with bay doors and a 5‑Ton Crane
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
$80,277
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
8.93%
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%
$1,605,540
$1.6M
Cap Rate 7%
$1,146,814
$1.1M
Cap Rate 9%
$891,967
$892.0K
Market Conditions
NOI Build-Up for 12,838 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
$103.2K $8.04/SF
− Vacancy
−$8.8K −$0.68/SF
EGI
$94.4K $7.36/SF
− OpEx
−$14.2K −$1.10/SF
NOI
$80.3K $6.25/SF
Area
Victoria 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%
$1,605,540
Cap Rate 7%
$1,146,814
Cap Rate 9%
$891,967
Alternative Uses
Best Use
Office B
$3.07M
$2.68M – $3.58M
NOI $214,742 @ 7.0% cap · market cap 23.89%
Second Best
Flex RnD
$1.29M
$1.13M – $1.50M
NOI $90,123 @ 7.0% cap · market cap 10.02%
Theoretical Best
Multifamily LT 5
$141.04M
$123.41M – $164.55M
NOI $9,872,720 @ 7.0% cap · market cap 1,098.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
535
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77901, TX
40,062
Population
17,438
Households
2.3
Avg Household Size
35
Median Age
15%
College-Educated
76%
High-School Grad
18.1 sq mi
ZIP Area
2,213
Density / Sq Mi
$57,728
Median Household Income
$33,127
Median Earnings
$1,105
Median Rent
$133,900
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.
Frequently Asked Questions
What type of property is this?
Flex space - Office, shop, storage, and yard areas provide adaptable space for business operations.
Where is this flex space located?
The property is located at 205 Profit Drive Victoria, TX.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 12,838 square feet in a masonry flex property; 20+ offices plus reception, conference, drafting, and layout areas; Additional shop spaces with bay doors and a 5‑Ton Crane
