Restaurant and Office Property with
For Sale
Contact for pricing
4320 GULF FWY, La Marque, TX 77568
Includes a main room, kitchen, multiple office/prep rooms, and a backyard suited for outdoor entertaining.
Property Size3,864 SF
Price / SF$245.86
Days on Market53
Property Features for 4320 GULF FWY
General Information
Standard status
Active
Size
3,864 SF
Total Parking Spaces
43
Property subtype
Retail, Office, Special Purpose
Lease Type
NNN
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1970
Buildings
1
Stories
1
Units
1
Listing Agency:
Boatman Realty
(281) 639-5027
Listed By:
Bill Rachner · License #TX 623524
Source:
Crexi
Added: Jul 9
Changed: Aug 15
Last Checked: Aug 28 at 9:57PM
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 Boatman Realty
Investment Insights
Based on property information with market context.
This commercial property offers flexible interior space with a main room, a kitchen, three additional rooms that can function as offices or prep rooms, and four bathrooms. Outdoor space includes a backyard that can be used as an outdoor patio or entertainment area. The property also includes two garages and a billboard that new owners can use directly or contract with a billboard company.
Public remarks describe the site on the Gulf Freeway feeder going north, with visibility and suitability for a range of commercial occupancy types including restaurant, bar, retail, or office. The property has operated in the past as a Stuckey’s, a realtor’s office, and an entertainment center.
The billboard amenity and the mix of public-facing and back-of-house rooms support various operating models, while the outdoor patio/entertainment area provides additional usable space for guests or customers. The property is offered for sale and is also available for lease on a base rent plus NNN basis.
Public remarks describe the site on the Gulf Freeway feeder going north, with visibility and suitability for a range of commercial occupancy types including restaurant, bar, retail, or office. The property has operated in the past as a Stuckey’s, a realtor’s office, and an entertainment center.
The billboard amenity and the mix of public-facing and back-of-house rooms support various operating models, while the outdoor patio/entertainment area provides additional usable space for guests or customers. The property is offered for sale and is also available for lease on a base rent plus NNN basis.
Key Highlights
- Commercial building built in 1970 with a main room and kitchen
- Includes 3 rooms/offices/prep rooms and 4 bathrooms
- 2 garages plus a backyard that can be used as an outdoor patio/entertainment area
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
$56,077
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
5.90%
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%
$1,121,540
$1.1M
Cap Rate 7%
$801,100
$801.1K
Cap Rate 9%
$623,078
$623.1K
Market Conditions
NOI Build-Up for 3,864 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
$79.3K $20.52/SF
− Vacancy
−$4.5K −$1.17/SF
EGI
$74.8K $19.35/SF
− OpEx
−$18.7K −$4.84/SF
NOI
$56.1K $14.51/SF
Area
Galveston County, TX
Vacancy
5.70%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
25.00%
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%
$1,121,540
Cap Rate 7%
$801,100
Cap Rate 9%
$623,078
Alternative Uses
Best Use
Specialty Retail
$801.1K
$701.0K – $934.6K
NOI $56,077 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$43.32M
$37.91M – $50.54M
NOI $3,032,481 @ 7.0% cap · market cap 319.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
32k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 52%
Dining 41%
Electronics 5%
Hotels & Casinos 3%
Dollar General
Shops & Services
9,457 visits/mo
0.4 miles
SONIC Drive In
Dining
5,869 visits/mo
0.2 miles
Exxon
Shops & Services
5,546 visits/mo
0.1 miles
Jack in the Box
Dining
5,524 visits/mo
0.2 miles
Domino's Pizza
Dining
1,646 visits/mo
0.2 miles
Demographics for 77568, TX
20,254
Population
8,950
Households
2.3
Avg Household Size
37
Median Age
26%
College-Educated
88%
High-School Grad
14.6 sq mi
ZIP Area
1,387
Density / Sq Mi
$72,912
Median Household Income
$44,981
Median Earnings
$1,395
Median Rent
$209,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a main room, kitchen, multiple office/prep rooms, and a backyard suited for outdoor entertaining.
Where is this conventional restaurant located?
The property is located at 4320 GULF FWY La Marque, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Commercial building built in 1970 with a main room and kitchen; Includes 3 rooms/offices/prep rooms and 4 bathrooms; 2 garages plus a backyard that can be used as an outdoor patio/entertainment area
