Flex Space with Drive-Through
New
For Sale
$740,000
4603 E Juan Linn Street, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size10,080 SF
Lot Size3.02 Acres
Price / SF$85.06
Days on Market1
Property Features for 4603 E Juan Linn Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Oversize, Driveway, Garage
Subdivision
Welex Sub Resub 1
Lot features
One To Three Acres, Three To Five Acres, City Lot
Directions
Property is located at the very end of Juan Linn near the Hwy 59/69 intersection.
Standard status
Active
APN
20401649
Size
8,700 SF
Lot size
3.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WELEX SUBD RESUB NO 1, BLOCK 1, LOT 1RA
Tax Annual Amount
8010
Legal Description
WELEX SUBD RESUB NO 1, BLOCK 1, LOT 1RA
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2008
Floors in Building
1
Flooring type
Concrete
Building materials
MetalSiding
Listing Agency:
The Ron Brown Company
(361) 575-1446
Listed By:
Jake Truss · License #0730168
(361) 550-7878
Added: Sep 25
Last Checked: Sep 25 at 3:06PM
MLS# 625370
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2008, this metal-sided flex property includes shop and warehouse space alongside finished offices. The office layout has a reception area, private offices, a conference room, break room, and restrooms. Nine overhead door openings—five on one side and four opposite—provide multiple drive-through bays. Concrete flooring, central heating and air conditioning, and public water and sewer serve the building. A gravel yard and covered exterior area provide additional space for storage, staging, and work activity.
The 3.02-acre property is at 4603 E Juan Linn Street in Victoria, just off the US-59/I-69 corridor. The facility is occupied by an oilfield-services company with a recently renewed lease.
The 3.02-acre property is at 4603 E Juan Linn Street in Victoria, just off the US-59/I-69 corridor. The facility is occupied by an oilfield-services company with a recently renewed lease.
Key Highlights
- 3.02‑acre property at 4603 E Juan Linn Street in Victoria
- Nine overhead door openings: five on one side and four on the opposite side
- Shop and warehouse area with multiple drive‑through bays
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
$61,074
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
8.25%
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%
$1,221,480
$1.2M
Cap Rate 7%
$872,486
$872.5K
Cap Rate 9%
$678,600
$678.6K
Market Conditions
NOI Build-Up for 8,700 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
$104.4K $12.00/SF
− Vacancy
−$10.4K −$1.20/SF
EGI
$94.0K $10.80/SF
− OpEx
−$32.9K −$3.78/SF
NOI
$61.1K $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%
$1,221,480
Cap Rate 7%
$872,486
Cap Rate 9%
$678,600
Alternative Uses
Best Use
Flex RnD
$872.5K
$763.4K – $1.02M
NOI $61,074 @ 7.0% cap · market cap 8.25%
Second Best
Warehouse
$777.2K
$680.0K – $906.7K
NOI $54,402 @ 7.0% cap · market cap 7.35%
Theoretical Best
Multifamily LT 5
$95.58M
$83.63M – $111.51M
NOI $6,690,502 @ 7.0% cap · market cap 904.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
9
Drive-in doors
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Well-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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Leased industrial property combines shop and office areas with a large gravel yard and covered exterior work space.
Where is this flex space located?
The property is located at 4603 E Juan Linn Street Victoria, TX.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: 3.02‑acre property at 4603 E Juan Linn Street in Victoria; Nine overhead door openings: five on one side and four on the opposite side; Shop and warehouse area with multiple drive‑through bays
