Turn-Key Industrial
For Sale
$1,300,000
22603 Zac Lentz Parkway, Victoria, TX 77905
COMMERCIAL - Victoria, TX
Property Size8,000 SF
Lot Size5.00 Acres
Price / SF$162.50
Days on Market92
Property Features for 22603 Zac Lentz Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway, Garage, Carport, Oversize
Accessibility
Accessible Approach with Ramp
Subdivision
Aloe West Sub
Lot features
Three To Five Acres, Five To Ten Acres, Outside City Limits, Open Lot
Directions
When headed to Goliad from Victoria on HWY 59, turn right onto Zac Lentz Pkwy and remain on the feeder road until you see the property on the right.
Standard status
Active
APN
20316381
Size
8,000 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ALOE WEST SUBD, BLOCK 2, LOT 1, ACRES 5.0
Tax Annual Amount
5274
Legal Description
ALOE WEST SUBD, BLOCK 2, LOT 1, ACRES 5.0
Utilities
Sewer type
Aerobic Septic
Heating system
Central
Cooling system
Attic Fan, Central Air
Water source
Well, Private
Building Details
Year built
2015
Floors in Building
1
Flooring type
Concrete, Tile
Building materials
Masonry, MetalFrame, SteelFrame, StoneVeneer, Steel
Roof type
Metal
Listing Agency:
The Ron Brown Company
(361) 575-1446
Listed By:
Jake Truss · License #0730168
(361) 550-7878
Added: May 11
Changed: Aug 4
Last Checked: Aug 10 at 3:06AM
MLS# 613263
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.
Built in 2015, this turn-key industrial facility totals 8,000 square feet, combining approximately 2,000 square feet of modern office space with 6,000 square feet of warehouse space. The warehouse includes five oversized bays with exceptionally tall door heights, and the layout is designed for potential crane installation. Recent condition and upkeep are emphasized through the owner’s stated attention to systems and mechanicals.
Set on 5 usable acres, the property provides an expansive site for equipment, fleet parking, storage, or future expansion. Improvements include a detached oversized covered area with an attached wash bay. The site is fully fenced with a gated entry, supporting controlled access and day-to-day operational security. Located in the Aloe Field industrial and commercial corridor, the facility is positioned with prime frontage and easy access along Zac Lentz Parkway.
This configuration is well-suited for industrial users seeking a practical, immediately functional space that pairs warehouse capacity with on-site office. The fenced yard and covered wash bay support vehicle and equipment servicing, while the multiple tall bays offer operational flexibility. The owner is also open to leasing consideration in addition to the for-sale offering.
Set on 5 usable acres, the property provides an expansive site for equipment, fleet parking, storage, or future expansion. Improvements include a detached oversized covered area with an attached wash bay. The site is fully fenced with a gated entry, supporting controlled access and day-to-day operational security. Located in the Aloe Field industrial and commercial corridor, the facility is positioned with prime frontage and easy access along Zac Lentz Parkway.
This configuration is well-suited for industrial users seeking a practical, immediately functional space that pairs warehouse capacity with on-site office. The fenced yard and covered wash bay support vehicle and equipment servicing, while the multiple tall bays offer operational flexibility. The owner is also open to leasing consideration in addition to the for-sale offering.
Key Highlights
- 8,000 SF industrial facility built in 2015 with 2,000 SF office and 6,000 SF warehouse
- Warehouse includes five oversized bays with exceptionally tall door heights configured for potential crane installation
- 5 usable acres with fully fenced site and gated entry for security and controlled access
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
$56,160
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
4.32%
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%
$1,123,200
$1.1M
Cap Rate 7%
$802,286
$802.3K
Cap Rate 9%
$624,000
$624.0K
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
$96.0K $12.00/SF
− Vacancy
−$9.6K −$1.20/SF
EGI
$86.4K $10.80/SF
− OpEx
−$30.2K −$3.78/SF
NOI
$56.2K $7.02/SF
Area
Victoria County, TX
Vacancy
10.00%
Lease Rate
$12.00 /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%
$1,123,200
Cap Rate 7%
$802,286
Cap Rate 9%
$624,000
Alternative Uses
Best Use
Office B
$1.91M
$1.67M – $2.23M
NOI $133,816 @ 7.0% cap · market cap 10.29%
Second Best
Flex RnD
$802.3K
$702.0K – $936.0K
NOI $56,160 @ 7.0% cap · market cap 4.32%
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
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4
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.
Frequently Asked Questions
What type of property is this?
Flex space - Move-in-ready 2015 warehouse with office space, multiple oversized bays, and secure fenced yard with wash bay.
Where is this flex space located?
The property is located at 22603 Zac Lentz Parkway 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: 8,000 SF industrial facility built in 2015 with 2,000 SF office and 6,000 SF warehouse; Warehouse includes five oversized bays with exceptionally tall door heights configured for potential crane installation; 5 usable acres with fully fenced site and gated entry for security and controlled access
