Duplex Office
For Sale
Contact for pricing
4 Bayoubrandt, Beaumont, TX 77706
Fully leased two-suite office property with medical and professional office occupancy in a west end business park.
Property Size4,800 SF
Lot Size0.50 Acres
Price / SF$180
Days on Market16
Property Features for 4 Bayoubrandt
General Information
Standard status
Active
Size
4,800 SF
Lot size
0.50 Acres
Property subtype
OFFICE
Occupancy
100%
Additional Details
Office Units
2
Building Details
Buildings
1
Building Size
4,800 SF
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Arnold and Associates
(409) 651-3559
Listed By:
Debbie Bruce Cowart
(409) 651-3559
Source:
Moodyscre
Added: Aug 1
Changed: Aug 14
Last Checked: Aug 16 at 9:06AM
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 Arnold and Associates
Investment Insights
Based on property information with market context.
This 4,800-square-foot office building is divided into two suites, creating a straightforward duplex configuration. Suite A is occupied by an established medical practice, while Suite B serves a long-standing professional office user. The property is currently 100% leased and includes a recently added parking lot.
The building is positioned in a newly developed west end business park at 4 Bayoubrandt in Beaumont, Texas. Dowlen Road is one block away, with regional shopping, business, and restaurant uses located in the surrounding district. The site encompasses approximately 0.4963 acres and carries minimal association fees.
The building is positioned in a newly developed west end business park at 4 Bayoubrandt in Beaumont, Texas. Dowlen Road is one block away, with regional shopping, business, and restaurant uses located in the surrounding district. The site encompasses approximately 0.4963 acres and carries minimal association fees.
Key Highlights
- 4,800 SF duplex office building on approximately 0.4963 acres
- 100% leased with two occupied office suites
- Suite A occupied by an established medical practice
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
$55,676
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
6.44%
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%
$1,113,520
$1.1M
Cap Rate 7%
$795,371
$795.4K
Cap Rate 9%
$618,622
$618.6K
Market Conditions
NOI Build-Up for 4,800 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
$103.7K $21.60/SF
− Vacancy
−$10.9K −$2.27/SF
EGI
$92.8K $19.33/SF
− OpEx
−$37.1K −$7.73/SF
NOI
$55.7K $11.60/SF
Area
Beaumont, TX
Vacancy
10.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$1,113,520
Cap Rate 7%
$795,371
Cap Rate 9%
$618,622
Alternative Uses
Best Use
Healthcare Medical
$795.4K
$696.0K – $927.9K
NOI $55,676 @ 7.0% cap · market cap 6.44%
Second Best
Office B
$794.3K
$695.0K – $926.6K
NOI $55,598 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$1.13M
$991.9K – $1.32M
NOI $79,350 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 77706, TX
29,910
Population
14,963
Households
2
Avg Household Size
40
Median Age
46%
College-Educated
94%
High-School Grad
10.1 sq mi
ZIP Area
2,961
Density / Sq Mi
$77,644
Median Household Income
$51,442
Median Earnings
$1,176
Median Rent
$238,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased two-suite office property with medical and professional office occupancy in a west end business park.
Where is this office building located?
The property is located at 4 Bayoubrandt Beaumont, TX.
What is the asking price?
The asking price for this property is $864,000.
What are key features of this property?
This property features: 4,800 SF duplex office building on approximately 0.4963 acres; 100% leased with two occupied office suites; Suite A occupied by an established medical practice
