Mixed-Use Property with Office and Shop
New
For Sale
Contact for pricing
3930 PHELAN BLVD, Beaumont, TX 77707
The site combines office, shop, and detached office improvements under GC-MD zoning.
Property Size4,660 SF
Lot Size0.48 Acres
Price / SF$144.85
Days on Market5
Property Features for 3930 PHELAN BLVD
General Information
Standard status
Active
Size
4,660 SF
Total Parking Spaces
15
Lot size
0.48 Acres
Property subtype
Retail, Office, Mixed Use
Zoning
GC-MD
Occupancy
100%
Lease Type
Gross
Additional Details
Corner Location
Yes
Building Details
Year Built
1991
Buildings
2
Stories
1
Units
2
Tenancy
Single
Listing Agency:
RE/MAX One - Beaumont
(409) 892-7245
Listed By:
Ryan Harrington · License #TX 0558472
Source:
Crexi
Added: Aug 12
Changed: Aug 15
Last Checked: Aug 16 at 6:38AM
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 RE/MAX One - Beaumont
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes several improvements totaling approximately 4,660 SF. The layout comprises a 2,236 SF main office, an 1,800 SF shop building, a 336 SF heated and cooled shop, and a 228 SF detached office. The two primary buildings contain five offices and each has a restroom. Built in 1991, the property is occupied by long-standing tenant Image360.
Positioned at the northeast corner of Phelan Boulevard and 24th Street, the site spans approximately 0.48 acres. Concrete paving covers roughly 15,400 SF, with 15 parking spaces serving the property. Zoning is GC-MD.
Positioned at the northeast corner of Phelan Boulevard and 24th Street, the site spans approximately 0.48 acres. Concrete paving covers roughly 15,400 SF, with 15 parking spaces serving the property. Zoning is GC-MD.
Key Highlights
- Approximately 4,660 SF across multiple commercial structures
- 2,236 SF main office plus 1,800 SF shop building
- 336 SF heated and cooled shop and 228 SF detached office
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
$53,977
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
8.00%
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%
$1,079,540
$1.1M
Cap Rate 7%
$771,100
$771.1K
Cap Rate 9%
$599,744
$599.7K
Market Conditions
NOI Build-Up for 4,660 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
$92.3K $19.80/SF
− Vacancy
−$20.3K −$4.36/SF
EGI
$72.0K $15.44/SF
− OpEx
−$18.0K −$3.86/SF
NOI
$54.0K $11.58/SF
Area
Beaumont, TX
Vacancy
22.00%
Lease Rate
$19.80 /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%
$1,079,540
Cap Rate 7%
$771,100
Cap Rate 9%
$599,744
Alternative Uses
Best Use
Office B
$771.1K
$674.7K – $899.6K
NOI $53,977 @ 7.0% cap · market cap 8.00%
Second Best
Mixed Use
$768.9K
$672.8K – $897.1K
NOI $53,823 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$1.10M
$962.9K – $1.28M
NOI $77,035 @ 7.0% cap · market cap 11.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 77707, TX
17,509
Population
7,312
Households
2.4
Avg Household Size
39
Median Age
24%
College-Educated
87%
High-School Grad
14.2 sq mi
ZIP Area
1,233
Density / Sq Mi
$73,782
Median Household Income
$41,091
Median Earnings
$1,244
Median Rent
$162,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - The site combines office, shop, and detached office improvements under GC-MD zoning.
Where is this mixed-use property located?
The property is located at 3930 PHELAN BLVD Beaumont, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Approximately 4,660 SF across multiple commercial structures; 2,236 SF main office plus 1,800 SF shop building; 336 SF heated and cooled shop and 228 SF detached office
