High-Visibility Commercial Property on Houston
For Sale
Contact for pricing
4194 Houston Hwy, Victoria, TX 77901
4.36-acre site with 12,652 SF building in prime location.
Property Size12,652 SF
Lot Size4.36 Acres
Price / SF$86.78
Days on Market192
Property Features for 4194 Houston Hwy
General Information
Standard status
Active
Size
12,652 SF
Class
B
Lot size
4.36 Acres
Property subtype
Retail, Industrial, Mixed Use, Special Purpose
Lease Type
NNN
Investment Type
Value Add
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Cornerstone Properties
(361) 333-2002
Listed By:
Brian Ferguson · License #TX 577155
Source:
Crexi
Added: Feb 18
Changed: Aug 19
Last Checked: Aug 29 at 11:06AM
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 Cornerstone Properties
Investment Insights
Based on property information with market context.
The property at 4106 Houston Hwy is a commercial property for sale situated on 4.36 acres. It features a 12,652 SF building with build-to-suit potential and over 110,000 SF of concrete pavement. The location benefits from high visibility along a busy corridor with over 20,800 vehicles per day. The property is located directly across from Walmart and less than 1.5 miles from Loop 463, Texas A&M University–Victoria, Victoria College, and Citizens Medical Center. The site's characteristics make it suitable for owner-users, developers, or investors. Potential uses include operating a business, repositioning the existing improvements, or redeveloping the site for retail, medical, mixed-use, or other commercial purposes. The property's frontage and location make it a compelling investment or redevelopment opportunity in a strong commercial corridor.
Key Highlights
- High‑visibility location on Houston Hwy with over 20,800 vehicles per day
- Large 4.36‑acre site with 12,652 SF building and over 110,000 SF of concrete pavement
- Located directly across from Walmart and near Loop 463, Texas A&M University–Victoria, Victoria College, and Citizens Medical Center
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
$86,008
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
7.83%
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%
$1,720,160
$1.7M
Cap Rate 7%
$1,228,686
$1.2M
Cap Rate 9%
$955,644
$955.6K
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
$156.4K $12.36/SF
− Vacancy
−$18.8K −$1.48/SF
EGI
$137.6K $10.88/SF
− OpEx
−$51.6K −$4.08/SF
NOI
$86.0K $6.80/SF
Area
Victoria County, TX
Vacancy
12.00%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
37.50%
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%
$1,720,160
Cap Rate 7%
$1,228,686
Cap Rate 9%
$955,644
Alternative Uses
Best Use
Office B
$3.02M
$2.65M – $3.53M
NOI $211,631 @ 7.0% cap · market cap 19.27%
Second Best
Retail
$2.61M
$2.29M – $3.05M
NOI $182,817 @ 7.0% cap · market cap 16.65%
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
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 4.36-acre site with 12,652 SF building in prime location.
Where is this mixed-use property located?
The property is located at 4194 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 location on Houston Hwy with over 20,800 vehicles per day; Large 4.36‑acre site with 12,652 SF building and over 110,000 SF of concrete pavement; Located directly across from Walmart and near Loop 463, Texas A&M University–Victoria, Victoria College, and Citizens Medical Center
