High-Visibility Flex Industrial
For Sale
$1,098,000
4106 Houston Hwy, Victoria, TX 77901
Flex/industrial building on a 4.36-acre site with extensive concrete pavement and strong Highway corridor exposure.
Property Size12,652 SF
Lot Size4.36 Acres
Price / SF$86.78
Days on Market51
Property Features for 4106 Houston Hwy
General Information
Standard status
Active
Size
12,652 SF
Lot size
4.36 Acres
Additional Details
Traffic Count
20,800 vehicles/day
Listing Agency:
Cornerstone Properties
(361) 655-7083
Listed By:
Brandi Jackson · License #0577155
(361) 655-7083
Source:
Exprealty
Added: Jul 9
Changed: Aug 20
Last Checked: Aug 26 at 11:08AM
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 Cornerstone Properties
Investment Insights
Based on property information with market context.
4106 Houston Hwy offers a high-visibility commercial flex/industrial setup for sale on a 4.36-acre site. The property includes a 12,652-square-foot building with build-to-suit potential and more than 110,000 square feet of concrete pavement, supporting a wide range of operational and development needs.
The site is located along one of Victoria’s busiest corridors, with over 20,800 vehicles per day, and directly across from Walmart. It is also less than 1.5 miles from Loop 463, Texas A&M University–Victoria, Victoria College, and Citizens Medical Center, placing it in a high-demand retail and institutional area.
With a large paved footprint and prominent frontage, the property can serve as a base for an owner-user, a redevelopment platform, or a repositioning project for future commercial use.
The site is located along one of Victoria’s busiest corridors, with over 20,800 vehicles per day, and directly across from Walmart. It is also less than 1.5 miles from Loop 463, Texas A&M University–Victoria, Victoria College, and Citizens Medical Center, placing it in a high-demand retail and institutional area.
With a large paved footprint and prominent frontage, the property can serve as a base for an owner-user, a redevelopment platform, or a repositioning project for future commercial use.
Key Highlights
- High‑visibility commercial property on Houston Highway (Highway 59) in Victoria’s busiest corridor with 20,800+ vehicles per day
- 4.36‑acre site with a 12,652 SF building and build‑to‑suit potential
- More than 110,000 SF of concrete pavement for flexible operations and vehicle/parking needs
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
$88,817
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
8.09%
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%
$1,776,340
$1.8M
Cap Rate 7%
$1,268,814
$1.3M
Cap Rate 9%
$986,856
$986.9K
Market Conditions
NOI Build-Up for 12,652 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
$151.8K $12.00/SF
− Vacancy
−$15.2K −$1.20/SF
EGI
$136.6K $10.80/SF
− OpEx
−$47.8K −$3.78/SF
NOI
$88.8K $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%
$1,776,340
Cap Rate 7%
$1,268,814
Cap Rate 9%
$986,856
Alternative Uses
Best Use
Flex RnD
$1.27M
$1.11M – $1.48M
NOI $88,817 @ 7.0% cap · market cap 8.09%
Second Best
Industrial
$930.8K
$814.4K – $1.09M
NOI $65,153 @ 7.0% cap · market cap 5.93%
Theoretical Best
Multifamily LT 5
$139.00M
$121.62M – $162.16M
NOI $9,729,681 @ 7.0% cap · market cap 886.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,800 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77901, TX
40,062
Population
17,438
Households
2.3
Avg Household Size
35
Median Age
15%
College-Educated
76%
High-School Grad
18.1 sq mi
ZIP Area
2,213
Density / Sq Mi
$57,728
Median Household Income
$33,127
Median Earnings
$1,105
Median Rent
$133,900
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 - Flex/industrial building on a 4.36-acre site with extensive concrete pavement and strong Highway corridor exposure.
Where is this flex space located?
The property is located at 4106 Houston Hwy Victoria, TX.
What is the asking price?
The asking price for this property is $1,098,000.
What are key features of this property?
This property features: High‑visibility commercial property on Houston Highway (Highway 59) in Victoria’s busiest corridor with 20,800+ vehicles per day; 4.36‑acre site with a 12,652 SF building and build‑to‑suit potential; More than 110,000 SF of concrete pavement for flexible operations and vehicle/parking needs
