Flex Combination Property with
For Sale
$899,000
205 Profit Drive, Victoria, TX 77901
Includes office reception, 20+ offices, air-conditioned storage, bay doors, 5-ton crane, and paved entrances with laydown yard.
Property Size12,838 SF
Price / SF$70.03
Days on Market133
Property Features for 205 Profit Drive
General Information
Standard status
Active
Size
12,838 SF
Property subtype
CommercialSale
Listing Agency:
Manning Real Estate Group
(361) 571-1851
Listed By:
Lena Manning · License #0774055
(361) 208-3302
Source:
Cornerstone-properties
Added: Apr 24
Changed: Sep 3
Last Checked: Sep 2 at 2:15PM
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 Manning Real Estate Group
Investment Insights
Based on property information with market context.
This flex/combination property offers office space and warehouse/shop functionality in one facility. The office area includes a reception area, 20+ offices, conference rooms, drafting rooms, layout tables, and design rooms, along with air-conditioned storage for files or product. Offices may be remodeled to create larger spaces depending on business needs. Upstairs provides additional storage with an option for living quarters. The shop component includes additional spaces with bay doors and a 5-ton crane that can also support warehouse storage.
The property includes approximately 1+ acres of laydown yard or parking. Trucks can access the site via two paved entrances, with room to add a third entrance. Located in the Crossroads area of Victoria, the remarks note the property is centrally located between Houston, Corpus Christi, San Antonio, and Austin.
The property includes approximately 1+ acres of laydown yard or parking. Trucks can access the site via two paved entrances, with room to add a third entrance. Located in the Crossroads area of Victoria, the remarks note the property is centrally located between Houston, Corpus Christi, San Antonio, and Austin.
Key Highlights
- 1968 flex/commercial property with office reception, 20+ offices, conference rooms, and drafting/design rooms
- Air‑conditioned storage for files or product plus upstairs additional storage with option of living quarters
- Additional shop spaces with bay doors and a 5‑ton crane for shop or warehouse storage use
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
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
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Frequently Asked Questions
What type of property is this?
Flex space - Includes office reception, 20+ offices, air-conditioned storage, bay doors, 5-ton crane, and paved entrances with laydown yard.
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: 1968 flex/commercial property with office reception, 20+ offices, conference rooms, and drafting/design rooms; Air‑conditioned storage for files or product plus upstairs additional storage with option of living quarters; Additional shop spaces with bay doors and a 5‑ton crane for shop or warehouse storage use
