Redevelopment Opportunity on High-Traffic
For Sale
$790,000
3987 College St, Beaumont, TX 77707
High-visibility site on Hwy 90, ideal for redevelopment.
Property Size3,444 SF
Lot Size0.91 Acres
Price / SF$229.38
Days on Market152
Property Features for 3987 College St
General Information
Standard status
Active
Size
3,444 SF
Lot size
0.91 Acres
Property subtype
Land
Listing Agency:
RE/MAX ONE
(409) 673-3513
Listed By:
Ryan Harrington · License #0558472
(409) 673-3513
Source:
Exprealty
Added: Mar 26
Changed: Aug 23
Last Checked: Aug 21 at 1:40PM
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
Investment Insights
Based on property information with market context.
This property offers an excellent redevelopment opportunity on a 0.908 acre site located on Hwy 90 (College Street), providing easy access to Interstate 10. The location benefits from high traffic and great visibility. It is situated next to a Chevron C-Store and is in close proximity to several motels, Beaumont Emergency Hospital, various fast food establishments, and other restaurants. The property includes a 3,444 square foot space.
Key Highlights
- Excellent location on Hwy 90 (College Street) with easy access to Interstate 10.
- High traffic location with great visibility.
- +/- .908 acre site suitable for redevelopment.
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
$38,382
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
4.86%
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%
$767,640
$767.6K
Cap Rate 7%
$548,314
$548.3K
Cap Rate 9%
$426,467
$426.5K
Market Conditions
NOI Build-Up for 3,444 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
$59.9K $17.40/SF
− Vacancy
−$5.1K −$1.48/SF
EGI
$54.8K $15.92/SF
− OpEx
−$16.4K −$4.78/SF
NOI
$38.4K $11.14/SF
Area
Beaumont, TX
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$767,640
Cap Rate 7%
$548,314
Cap Rate 9%
$426,467
Alternative Uses
Best Use
Retail
$548.3K
$479.8K – $639.7K
NOI $38,382 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$813.3K
$711.7K – $948.9K
NOI $56,933 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
903
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 Retail 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?
Retail space - High-visibility site on Hwy 90, ideal for redevelopment.
Where is this retail space located?
The property is located at 3987 College St Beaumont, TX.
What is the asking price?
The asking price for this property is $790,000.
What are key features of this property?
This property features: Excellent location on Hwy 90 (College Street) with easy access to Interstate 10.; High traffic location with great visibility.; +/- .908 acre site suitable for redevelopment.
