Turn-Key Industrial Facility in
For Sale
$1,300,000
22603 Zac Lentz Pkwy, Victoria, TX 77905
High-quality industrial facility with modern office and warehouse space.
Property Size8,000 SF
Lot Size5.00 Acres
Price / SF$162.50
Days on Market102
Property Features for 22603 Zac Lentz Pkwy
General Information
Standard status
Active
Size
8,000 SF
Lot size
5.00 Acres
Property subtype
Commercial
Building Details
Building Size
8,000 SF
Year Built
2015
Stories
1
Listing Agency:
The Ron Brown Company
(361) 550-7878
Listed By:
Jake Truss · License #730168
(361) 550-7878
Source:
Elliman
Added: May 14
Changed: Aug 23
Last Checked: Aug 20 at 4:38PM
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 The Ron Brown Company
Investment Insights
Based on property information with market context.
Located in Aloe Field, a well-established industrial and commercial area of Victoria, this 8,000 SF industrial facility at 22603 Zac Lentz Parkway offers a functional space with accessibility. Constructed in 2015 and well-maintained, the property includes approximately 2,000 SF of modern office space and 6,000 SF of warehouse space, suitable for commercial or industrial use. The warehouse has five oversized bays with tall door heights, configured for potential crane installation. The property features modernized office finishes, a clean warehouse, and an expansive site layout. New systems and mechanical features from the 2015 construction offer long-term benefits. Situated on 5 acres, the property provides yard space for equipment, fleet parking, storage, or expansion. Additional improvements include a detached covered area with an attached wash bay for servicing vehicles and equipment. The fully fenced site with gated entry provides security, while frontage and access along Zac Lentz Parkway facilitate logistics and operations. This property is move-in-ready and located in a desirable industrial location.
Key Highlights
- Move‑in ready, meticulously maintained 8,000 SF industrial facility (2,000 SF office, 6,000 SF warehouse) built in 2015.
- Located in the heart of Aloe Field, a prime industrial and commercial corridor in Victoria, with excellent accessibility.
- Features 5 oversized warehouse bays with tall door heights, configured for potential crane installation.
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
$50,025
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
3.85%
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%
$1,000,500
$1.0M
Cap Rate 7%
$714,643
$714.6K
Cap Rate 9%
$555,833
$555.8K
Market Conditions
NOI Build-Up for 8,000 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
$64.3K $8.04/SF
− Vacancy
−$5.5K −$0.68/SF
EGI
$58.9K $7.36/SF
− OpEx
−$8.8K −$1.10/SF
NOI
$50.0K $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%
$1,000,500
Cap Rate 7%
$714,643
Cap Rate 9%
$555,833
Alternative Uses
Best Use
Office B
$1.91M
$1.67M – $2.23M
NOI $133,816 @ 7.0% cap · market cap 10.29%
Second Best
Warehouse
$714.6K
$625.3K – $833.8K
NOI $50,025 @ 7.0% cap · market cap 3.85%
Theoretical Best
Multifamily LT 5
$87.89M
$76.90M – $102.54M
NOI $6,152,186 @ 7.0% cap · market cap 473.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
39
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
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.
Similar Off Market Nearby
- MGR Storage LLC — 1315 Industrial Park Dr, Victoria, TX 77905
Frequently Asked Questions
What type of property is this?
Warehouse - High-quality industrial facility with modern office and warehouse space.
Where is this warehouse located?
The property is located at 22603 Zac Lentz Pkwy Victoria, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Move‑in ready, meticulously maintained 8,000 SF industrial facility (2,000 SF office, 6,000 SF warehouse) built in 2015.; Located in the heart of Aloe Field, a prime industrial and commercial corridor in Victoria, with excellent accessibility.; Features 5 oversized warehouse bays with tall door heights, configured for potential crane installation.
