Freestanding Restaurant
New
For Sale
$1,300,000
3402 Houston Highway, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size5,128 SF
Lot Size1.45 Acres
Price / SF$253.51
Days on Market2
Property Features for 3402 Houston Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Special Needs
Exterior features
Lighting
Subdivision
El-Patio Sub #2
Lot features
One To Three Acres, City Lot
Directions
Traveling southwest on Sam Houston draw turn right on Houston Hwy property owned right
Standard status
Active
APN
45704
Size
5,128 SF
Lot size
1.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EL-PATIO SUBD #2, BLOCK 1, LOT 1, ACRES 1.4452
Tax Annual Amount
10285
Legal Description
EL-PATIO SUBD #2, BLOCK 1, LOT 1, ACRES 1.4452
Utilities
Water source
Public
Building Details
Year built
1985
Floors in Building
1
Flooring type
Concrete, Tile
Building materials
VerticalSiding
Listing Agency:
All Star Properties
(361) 570-4663
Listed By:
Bobby Bankhead · License #0815042
(361) 652-2310
Added: Sep 14
Last Checked: Sep 15 at 1:06AM
MLS# 625194
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.
This restaurant property includes a 5,128-square-foot building on 1.4452 acres. The interior supports dining, entertainment, and event functions, with concrete and tile flooring. Vertical siding, exterior lighting, and public water service are among the recorded property features. The site also includes parking designated for special-needs access.
Built in 1985, the property fronts Houston Highway in Victoria and offers direct highway access. The restaurant and associated improvements provide a substantial existing commercial footprint for an owner-user or investor. Pool tables, an air hockey table, a claw/stuffed-animal machine, and items stored in the storage building do not convey with the property.
Built in 1985, the property fronts Houston Highway in Victoria and offers direct highway access. The restaurant and associated improvements provide a substantial existing commercial footprint for an owner-user or investor. Pool tables, an air hockey table, a claw/stuffed-animal machine, and items stored in the storage building do not convey with the property.
Key Highlights
- 5,128‑square‑foot restaurant building on 1.4452 acres
- Located along Houston Highway in Victoria, TX
- Interior areas support dining, entertainment, and events
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
$91,196
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
7.02%
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%
$1,823,920
$1.8M
Cap Rate 7%
$1,302,800
$1.3M
Cap Rate 9%
$1,013,289
$1.0M
Market Conditions
NOI Build-Up for 5,128 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
$128.0K $24.96/SF
− Vacancy
−$6.4K −$1.25/SF
EGI
$121.6K $23.71/SF
− OpEx
−$30.4K −$5.93/SF
NOI
$91.2K $17.78/SF
Area
Victoria County, TX
Vacancy
5.00%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,823,920
Cap Rate 7%
$1,302,800
Cap Rate 9%
$1,013,289
Alternative Uses
Best Use
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $91,196 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$56.34M
$49.29M – $65.73M
NOI $3,943,551 @ 7.0% cap · market cap 303.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
116k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 63%
Shops & Services 35%
Hotels & Casinos 1%
Electronics 1%
Whataburger
Dining
22,424 visits/mo
0.3 miles
McDonald's
Dining
21,276 visits/mo
0.5 miles
Murphy USA
Shops & Services
17,339 visits/mo
0.2 miles
Dollar Tree
Shops & Services
16,729 visits/mo
0.4 miles
SONIC Drive In
Dining
9,327 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant building with dedicated areas for dining, entertainment, events, and other business concepts.
Where is this conventional restaurant located?
The property is located at 3402 Houston Highway 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: 5,128‑square‑foot restaurant building on 1.4452 acres; Located along Houston Highway in Victoria, TX; Interior areas support dining, entertainment, and events
