Unique Commercial Property with
For Sale
$449,900
3102 SAM HOUSTON VICTORIA TX 77904, Victoria, TX 77904
Versatile commercial property with warehouse, retail, and entertainment potential.
Property Size3,000 SF
Lot Size2.00 Acres
Price / SF$149.97
Days on Market179
Property Features for 3102 SAM HOUSTON VICTORIA TX 77904
General Information
Standard status
Active
Size
3,000 SF
Lot size
2.00 Acres
Property subtype
Commercial
Building Details
Year Built
2015
Stories
1
Listing Agency:
Coldwell Banker D'Ann Harper
(361) 541-4100
Listed By:
The Zaplac Group
(361) 541-4100
Source:
Kwsanantonio
Added: Feb 26
Changed: Aug 23
Last Checked: Aug 24 at 3:06AM
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 Coldwell Banker D'Ann Harper
Investment Insights
Based on property information with market context.
This commercial property is situated on approximately 2 acres in Victoria, TX, offering visibility and accessibility from Sam Houston Drive and Monterrey Drive. The property includes a 3,000 square foot climate-controlled metal building equipped with three large overhead doors, suitable for commercial, warehouse, retail, or flex-space uses. The lot provides parking, storage, and room for future expansion, allowing for the addition of buildings or further site development. A miniature golf course is located on the property, presenting an opportunity for revitalization as an income-producing attraction or repurposing for entertainment. The property offers flexibility, visibility, and redevelopment potential. The location has a bike score of 52, indicating it is bikeable, and a walk score of 67, indicating it is somewhat walkable.
Key Highlights
- Prime central location in Victoria, TX with frontage and access from two major roads offering outstanding visibility and accessibility.
- Approximately 2‑acre lot providing ample parking, storage, and room for future expansion.
- 3,000 sq ft climate‑controlled metal building** suitable for commercial, warehouse, retail, or flex‑space uses, equipped with three large overhead doors.
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
$21,060
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
4.68%
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%
$421,200
$421.2K
Cap Rate 7%
$300,857
$300.9K
Cap Rate 9%
$234,000
$234.0K
Market Conditions
NOI Build-Up for 3,000 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
$36.0K $12.00/SF
− Vacancy
−$3.6K −$1.20/SF
EGI
$32.4K $10.80/SF
− OpEx
−$11.3K −$3.78/SF
NOI
$21.1K $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%
$421,200
Cap Rate 7%
$300,857
Cap Rate 9%
$234,000
Alternative Uses
Best Use
Flex RnD
$300.9K
$263.3K – $351.0K
NOI $21,060 @ 7.0% cap · market cap 4.68%
Second Best
Industrial
$220.7K
$193.1K – $257.5K
NOI $15,449 @ 7.0% cap · market cap 3.43%
Theoretical Best
Multifamily LT 5
$32.96M
$28.84M – $38.45M
NOI $2,307,070 @ 7.0% cap · market cap 512.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77904, TX
29,646
Population
12,822
Households
2.3
Avg Household Size
39
Median Age
27%
College-Educated
93%
High-School Grad
109.9 sq mi
ZIP Area
270
Density / Sq Mi
$86,821
Median Household Income
$44,632
Median Earnings
$1,272
Median Rent
$237,900
Median Home Value
Market
Vacancy Rate% for Industrial 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 - Versatile commercial property with warehouse, retail, and entertainment potential.
Where is this flex space located?
The property is located at 3102 SAM HOUSTON VICTORIA TX 77904 Victoria, TX.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Prime central location in Victoria, TX with frontage and access from two major roads offering outstanding visibility and accessibility.; Approximately 2‑acre lot providing ample parking, storage, and room for future expansion.; 3,000 sq ft climate‑controlled metal building** suitable for commercial, warehouse, retail, or flex‑space uses, equipped with three large overhead doors.
