Flex Building with Roll-Up
For Sale
$515,900
365 Val Verde Rd, McGregor, TX 76657
Climate-controlled storage and office areas support varied commercial use.
Property Size3,876 SF
Price / SF$133.10
Days on Market42
Property Features for 365 Val Verde Rd
General Information
Standard status
Active
Size
3,876 SF
Building Details
Year Built
2004
Listing Agency:
Kelly, Realtors
(254) 741-1500
Listed By:
Nathan Embry · License #668380
Source:
Yourdavisteam
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 25 at 5:52AM
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 Kelly, Realtors
Investment Insights
Based on property information with market context.
This flex property combines office space with climate-controlled storage, providing a practical mix of work and storage areas within one commercial building. A mezzanine is positioned above the office area, adding functional elevated space without changing the primary layout. The building also includes two 12-foot roll-up doors for loading and access, along with a 100 SF covered awning.
Constructed in 2004, the property is located at 365 Val Verde Rd in McGregor, Texas. Its configuration is suited to commercial operations requiring office space, controlled storage, roll-up door access, and additional mezzanine area.
Constructed in 2004, the property is located at 365 Val Verde Rd in McGregor, Texas. Its configuration is suited to commercial operations requiring office space, controlled storage, roll-up door access, and additional mezzanine area.
Key Highlights
- Climate‑controlled storage space within a commercial flex building
- Two 12‑foot roll‑up doors
- Mezzanine located above the office 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
$27,814
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
5.39%
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%
$556,280
$556.3K
Cap Rate 7%
$397,343
$397.3K
Cap Rate 9%
$309,044
$309.0K
Market Conditions
NOI Build-Up for 3,876 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
$46.5K $12.00/SF
− Vacancy
−$3.7K −$0.96/SF
EGI
$42.8K $11.04/SF
− OpEx
−$15.0K −$3.86/SF
NOI
$27.8K $7.18/SF
Area
McLennan County, TX
Vacancy
8.00%
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%
$556,280
Cap Rate 7%
$397,343
Cap Rate 9%
$309,044
Alternative Uses
Best Use
Flex RnD
$397.3K
$347.7K – $463.6K
NOI $27,814 @ 7.0% cap · market cap 5.39%
Second Best
Warehouse
$342.2K
$299.4K – $399.3K
NOI $23,955 @ 7.0% cap · market cap 4.64%
Theoretical Best
Multifamily LT 5
$48.29M
$42.25M – $56.33M
NOI $3,379,984 @ 7.0% cap · market cap 655.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 76657, TX
11,444
Population
4,775
Households
2.4
Avg Household Size
38
Median Age
38%
College-Educated
94%
High-School Grad
138.7 sq mi
ZIP Area
83
Density / Sq Mi
$100,160
Median Household Income
$44,526
Median Earnings
$1,228
Median Rent
$367,700
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 - Climate-controlled storage and office areas support varied commercial use.
Where is this flex space located?
The property is located at 365 Val Verde Rd McGregor, TX.
What is the asking price?
The asking price for this property is $515,900.
What are key features of this property?
This property features: Climate‑controlled storage space within a commercial flex building; Two 12‑foot roll‑up doors; Mezzanine located above the office area
