Manufacturing Facility with Fenced
For Sale
$2,000,000
400 Warehouse Road, Victoria, TX 77905
Industrial facility with multiple structures, office areas, concrete floors, and included production equipment.
Property Size14,046 SF
Lot Size5.01 Acres
Price / SF$142.39
Days on Market804
Property Features for 400 Warehouse Road
General Information
Standard status
Active
Size
14,046 SF
Lot size
5.01 Acres
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Amenities
A/C - Other
3
Concrete
Other
Handicap Parking.
Exterior Lighting, Security Lighting, Extra Storage. Asphalt.
Building Details
Year Built
2005
Stories
1
Construction
steel frame
Listing Agency:
VAAR
(361) 550-1965
Listed By:
Keller Williams Brazos West
(361) 550-1965
Source:
Xome
Added: Jun 21, 2024
Changed: Aug 31
Last Checked: Sep 1 at 4:59PM
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 VAAR
Investment Insights
Based on property information with market context.
Located in Victoria’s industrial area, this manufacturing property includes multiple buildings and office areas arranged for production, storage, and administrative functions. The improvements were completed in 2005 with steel-frame construction and slab foundations, and concrete flooring extends throughout the facility. Equipment, vehicles, machinery, and inventory are included in the sale.
The property occupies 5.01 fenced acres and provides 16+ parking spaces. Additional features include handicap accessibility, exterior and security lighting, extra storage, and asphalt improvements. Positioned just off Business 59, the facility offers access to major routes from its west-side Victoria location.
The property occupies 5.01 fenced acres and provides 16+ parking spaces. Additional features include handicap accessibility, exterior and security lighting, extra storage, and asphalt improvements. Positioned just off Business 59, the facility offers access to major routes from its west-side Victoria location.
Key Highlights
- 5.01 fenced acres in Victoria’s industrial area
- 14,04 ... 6 sq ft of improved space
- Multiple buildings and office areas
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
$98,603
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
4.93%
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%
$1,972,060
$2.0M
Cap Rate 7%
$1,408,614
$1.4M
Cap Rate 9%
$1,095,589
$1.1M
Market Conditions
NOI Build-Up for 14,046 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
$168.6K $12.00/SF
− Vacancy
−$16.9K −$1.20/SF
EGI
$151.7K $10.80/SF
− OpEx
−$53.1K −$3.78/SF
NOI
$98.6K $7.02/SF
Area
Victoria County, TX
Vacancy
10.00%
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%
$1,972,060
Cap Rate 7%
$1,408,614
Cap Rate 9%
$1,095,589
Alternative Uses
Best Use
Flex RnD
$1.41M
$1.23M – $1.64M
NOI $98,603 @ 7.0% cap · market cap 4.93%
Second Best
Warehouse
$1.25M
$1.10M – $1.46M
NOI $87,831 @ 7.0% cap · market cap 4.39%
Theoretical Best
Multifamily LT 5
$154.31M
$135.02M – $180.03M
NOI $10,801,700 @ 7.0% cap · market cap 540.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - Industrial facility with multiple structures, office areas, concrete floors, and included production equipment.
Where is this manufacturing property located?
The property is located at 400 Warehouse Road Victoria, TX.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 5.01 fenced acres in Victoria’s industrial area; 14,04 ... 6 sq ft of improved space; Multiple buildings and office areas
