Warehouse with Living
For Sale
Contact for pricing
4155 N Twin City Hwy., Nederland, TX 77627
Commercial/Industrial-zoned warehouse with attached three-bedroom living quarters on a corner lot.
Property Size3,960 SF
Price / SF$87.12
Days on Market8
Property Features for 4155 N Twin City Hwy.
General Information
Standard status
Active
Size
3,960 SF
Total Parking Spaces
20
Property subtype
Industrial
Zoning
Commercial/Industrial
Additional Details
Highway Access
Yes
Building Details
Year Built
1975
Stories
1
Tenancy
Single
Listing Agency:
Advantage Real Estate
Listed By:
Mike Mcfarland · License #TX
Source:
Crexi
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 9 at 4:53PM
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 Advantage Real Estate
Investment Insights
Based on property information with market context.
This 3,960-square-foot warehouse property includes three-bedroom living quarters and was built in 1975. The asset carries Commercial/Industrial zoning and occupies a corner lot, providing a combined commercial and residential configuration within the same property. Located at 4155 N Twin City Hwy. in Nederland, Texas, the site offers a visible corner position and access from a named highway. The property is described as well maintained, with the warehouse and living quarters forming its primary improvements.
Key Highlights
- 3,960‑square‑foot warehouse property
- Three‑bedroom living quarters included
- Commercial/Industrial zoning
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
$24,475
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
7.09%
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%
$489,500
$489.5K
Cap Rate 7%
$349,643
$349.6K
Cap Rate 9%
$271,944
$271.9K
Market Conditions
NOI Build-Up for 3,960 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
$30.7K $7.76/SF
− Vacancy
−$1.9K −$0.49/SF
EGI
$28.8K $7.27/SF
− OpEx
−$4.3K −$1.09/SF
NOI
$24.5K $6.18/SF
Area
Jefferson County, TX
Vacancy
6.30%
Lease Rate
$7.76 /SF/Yr
Expense Ratio
15.00%
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%
$489,500
Cap Rate 7%
$349,643
Cap Rate 9%
$271,944
Alternative Uses
Best Use
Mixed Use
$572.8K
$501.2K – $668.3K
NOI $40,095 @ 7.0% cap · market cap 11.62%
Second Best
Warehouse
$349.6K
$305.9K – $407.9K
NOI $24,475 @ 7.0% cap · market cap 7.09%
Theoretical Best
Multifamily LT 5
$44.49M
$38.93M – $51.91M
NOI $3,114,458 @ 7.0% cap · market cap 902.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 77627, TX
23,296
Population
9,970
Households
2.3
Avg Household Size
38
Median Age
25%
College-Educated
93%
High-School Grad
13.2 sq mi
ZIP Area
1,765
Density / Sq Mi
$75,778
Median Household Income
$51,556
Median Earnings
$1,364
Median Rent
$201,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Ironclad Environmental Solutions — 5495 N Twin City Hwy, Nederland, TX 77627
Frequently Asked Questions
What type of property is this?
Warehouse - Commercial/Industrial-zoned warehouse with attached three-bedroom living quarters on a corner lot.
Where is this warehouse located?
The property is located at 4155 N Twin City Hwy. Nederland, TX.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 3,960‑square‑foot warehouse property; Three‑bedroom living quarters included; Commercial/Industrial zoning
