Mixed-Use Property with Venue
For Sale
Contact for pricing
2683 OLD HIGHWAY RD INEZ TX 77968, Inez, TX 77968
Existing venue improvements are set within open acreage with ponds and parking.
Property Size8,000 SF
Lot Size40.00 Acres
Price / SF$178.13
Days on Market10
Property Features for 2683 OLD HIGHWAY RD INEZ TX 77968
General Information
Standard status
Active
Size
8,000 SF
Lot size
40.00 Acres
Property subtype
Mixed Use, Special Purpose
Investment Type
Value Add
Amenities
ponds
Building Details
Year Built
2009
Buildings
5
Units
1
Listing Agency:
KW Commercial Texas
(832) 720-5626
Listed By:
Melanne Carpenter · License #TX 741309
Source:
Crexi
Added: Aug 24
Changed: Aug 31
Last Checked: Aug 31 at 9:05PM
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 KW Commercial Texas
Investment Insights
Based on property information with market context.
This mixed-use property combines existing venue infrastructure with open acreage, ponds, and on-site parking. The improvements provide an established physical foundation for continued use or repositioning, while the surrounding land adds flexibility beyond the built elements. The property was built in 2009.
Located at 2683 Old Highway Rd in Inez, Texas, the offering is near Victoria and includes approximately ±40 acres. Its combination of developed venue features and open land supports consideration of multiple future configurations without relying solely on undeveloped acreage.
Located at 2683 Old Highway Rd in Inez, Texas, the offering is near Victoria and includes approximately ±40 acres. Its combination of developed venue features and open land supports consideration of multiple future configurations without relying solely on undeveloped acreage.
Key Highlights
- ±40‑acre property in Inez, Texas
- Existing venue infrastructure included
- Open acreage with ponds
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
$54,384
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
3.82%
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%
$1,087,680
$1.1M
Cap Rate 7%
$776,914
$776.9K
Cap Rate 9%
$604,267
$604.3K
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
$98.9K $12.36/SF
− Vacancy
−$11.9K −$1.48/SF
EGI
$87.0K $10.88/SF
− OpEx
−$32.6K −$4.08/SF
NOI
$54.4K $6.80/SF
Area
Victoria County, TX
Vacancy
12.00%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
37.50%
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%
$1,087,680
Cap Rate 7%
$776,914
Cap Rate 9%
$604,267
Alternative Uses
Best Use
Mixed Use
$776.9K
$679.8K – $906.4K
NOI $54,384 @ 7.0% cap · market cap 3.82%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$87.89M
$76.90M – $102.54M
NOI $6,152,186 @ 7.0% cap · market cap 431.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 77968, TX
3,398
Population
1,309
Households
2.6
Avg Household Size
40
Median Age
32%
College-Educated
98%
High-School Grad
194.7 sq mi
ZIP Area
17
Density / Sq Mi
$80,281
Median Household Income
$46,390
Median Earnings
$778
Median Rent
$225,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Existing venue improvements are set within open acreage with ponds and parking.
Where is this mixed-use property located?
The property is located at 2683 OLD HIGHWAY RD INEZ TX 77968 Inez, TX.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: ±40‑acre property in Inez, Texas; Existing venue infrastructure included; Open acreage with ponds
