Warehouse Shop with Live/Work
For Sale
Contact for pricing
4239 County Road 348, Brazoria, TX 77422
5,580 SF shop includes pull-through bays, storm shelter/office, and a 2-bedroom apartment, set on 12.48 acres.
Property Size5,580 SF
Price / SF$98.75
Days on Market133
Property Features for 4239 County Road 348
General Information
Standard status
Active
Size
5,580 SF
Property subtype
Land, Special Purpose, Industrial
Listing Agency:
Coldwell Banker Ultimate
Listed By:
Lanita Koppe · License #565030
Source:
Crexi
Added: Apr 28
Changed: Aug 27
Last Checked: Sep 1 at 7:39PM
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 Ultimate
Investment Insights
Based on property information with market context.
This versatile warehouse shop totals 5,580 SF and is designed for both operations and onsite living. The structure includes multiple oversized pull-through bays with 10 ft and 15 ft clearances, along with a dedicated tool room, full bath, and storm shelter/office space. A cargo lift supports material movement, and the property also features a 2-bedroom apartment with a kitchen and a full bath.
The property is situated on 12.48 acres and includes two driveways plus a circle drive to accommodate large equipment and 18-wheeler access. RV hookup is available, and there is a 525 ft deep well. Underground electrical is installed on 4.818 acres, with electric available to the remaining 7.662 acres.
Outside, the acreage is cleared and partially fenced, with mature trees and wide-open green space. Per the seller, the property did not flood during Harvey due to culvert installation and overflow drainage improvements completed approximately 20 years ago.
The property is situated on 12.48 acres and includes two driveways plus a circle drive to accommodate large equipment and 18-wheeler access. RV hookup is available, and there is a 525 ft deep well. Underground electrical is installed on 4.818 acres, with electric available to the remaining 7.662 acres.
Outside, the acreage is cleared and partially fenced, with mature trees and wide-open green space. Per the seller, the property did not flood during Harvey due to culvert installation and overflow drainage improvements completed approximately 20 years ago.
Key Highlights
- 5,580 SF shop on 12.48 acres in Brazoria with oversized pull‑through bays and 10 ft & 15 ft clearances
- Shop includes a 2‑bedroom apartment with kitchen and a full bath, plus dedicated tool room
- Storm shelter/office and full bath in the shop, with a cargo lift for equipment handling
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
$34,892
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
6.33%
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%
$697,840
$697.8K
Cap Rate 7%
$498,457
$498.5K
Cap Rate 9%
$387,689
$387.7K
Market Conditions
NOI Build-Up for 5,580 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
$44.9K $8.04/SF
− Vacancy
−$3.8K −$0.68/SF
EGI
$41.0K $7.36/SF
− OpEx
−$6.2K −$1.10/SF
NOI
$34.9K $6.25/SF
Area
Brazoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /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%
$697,840
Cap Rate 7%
$498,457
Cap Rate 9%
$387,689
Alternative Uses
Best Use
Warehouse
$498.5K
$436.2K – $581.5K
NOI $34,892 @ 7.0% cap · market cap 6.33%
Second Best
Industrial
$410.5K
$359.2K – $478.9K
NOI $28,735 @ 7.0% cap · market cap 5.22%
Theoretical Best
Multifamily LT 5
$69.51M
$60.82M – $81.10M
NOI $4,865,921 @ 7.0% cap · market cap 883.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77422, TX
13,731
Population
6,103
Households
2.2
Avg Household Size
41
Median Age
14%
College-Educated
85%
High-School Grad
171.2 sq mi
ZIP Area
80
Density / Sq Mi
$75,223
Median Household Income
$47,287
Median Earnings
$1,068
Median Rent
$205,000
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 - 5,580 SF shop includes pull-through bays, storm shelter/office, and a 2-bedroom apartment, set on 12.48 acres.
Where is this flex space located?
The property is located at 4239 County Road 348 Brazoria, TX.
What is the asking price?
The asking price for this property is $551,000.
What are key features of this property?
This property features: 5,580 SF shop on 12.48 acres in Brazoria with oversized pull‑through bays and 10 ft & 15 ft clearances; Shop includes a 2‑bedroom apartment with kitchen and a full bath, plus dedicated tool room; Storm shelter/office and full bath in the shop, with a cargo lift for equipment handling
