Versatile Industrial Facility on Large
For Sale
$1,499,000
3202 Miori Lane, Victoria, TX 77901
13,734 SF industrial facility on 3.15 acres for sale.
Property Size13,734 SF
Lot Size3.15 Acres
Price / SF$109.15
Days on Market171
Property Features for 3202 Miori Lane
General Information
Standard status
Active
Size
13,734 SF
Lot size
3.15 Acres
Property subtype
Industrial
Building Details
Building Size
13,734 SF
Listing Agency:
Coldwell Banker Commercial | D'Ann Harper
(361) 550-7322
Listed By:
Jimmy Zaplac · License #524317
(361) 550-7322
Source:
Cbcworldwide
Added: Mar 5
Changed: Aug 14
Last Checked: Aug 14 at 7:22AM
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 Commercial | D'Ann Harper
Investment Insights
Based on property information with market context.
This 13,734 square foot industrial facility is situated on 3.15 acres. The property features two expansive suites and a large warehouse/shop area. Suite 100 includes a reception area, a break room with a fully equipped kitchen, and four oversized offices. Suite 200 consists of three offices and a spacious retail area with a full-service counter and a large flex area in the rear. Each suite has approximately 2000 square feet of storage space above. The warehouse/shop space is well insulated and features two 14'x16' overhead shop doors and one 12'x14' overhead shop door. The building has ample parking in front and some covered parking in the rear. A loading dock is on site.
Key Highlights
- Centrally located with easy access to main thoroughfares.
- 13,734 square foot industrial facility on 3.15 acres.
- Consists of 2 expansive suites and large warehouse/shop area.
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
$96,413
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
6.43%
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%
$1,928,260
$1.9M
Cap Rate 7%
$1,377,329
$1.4M
Cap Rate 9%
$1,071,256
$1.1M
Market Conditions
NOI Build-Up for 13,734 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
$164.8K $12.00/SF
− Vacancy
−$16.5K −$1.20/SF
EGI
$148.3K $10.80/SF
− OpEx
−$51.9K −$3.78/SF
NOI
$96.4K $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%
$1,928,260
Cap Rate 7%
$1,377,329
Cap Rate 9%
$1,071,256
Alternative Uses
Best Use
Flex RnD
$1.38M
$1.21M – $1.61M
NOI $96,413 @ 7.0% cap · market cap 6.43%
Second Best
Industrial
$1.01M
$884.1K – $1.18M
NOI $70,725 @ 7.0% cap · market cap 4.72%
Theoretical Best
Multifamily LT 5
$150.88M
$132.02M – $176.03M
NOI $10,561,765 @ 7.0% cap · market cap 704.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
256
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 13,734 SF industrial facility on 3.15 acres for sale.
Where is this flex space located?
The property is located at 3202 Miori Lane Victoria, TX.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Centrally located with easy access to main thoroughfares.; 13,734 square foot industrial facility on 3.15 acres.; Consists of 2 expansive suites and large warehouse/shop area.
