Fenced Yard Flex
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For Sale
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4830 Lafin Dr, Beaumont, TX 77705
The property combines office, warehouse, and covered outdoor areas within LI zoning.
Property Size6,000 SF
Lot Size1.20 Acres
Price / SF$135.83
Days on Market4
Property Features for 4830 Lafin Dr
General Information
Standard status
Active
Size
6,000 SF
Total Parking Spaces
20
Lot size
1.20 Acres
Property subtype
OFFICE
Zoning
LI
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Warehouse Space
1,864 SF
Office Build-Out
4,136 SF
Building Details
Building Size
6,000 SF
Listing Agency:
J.M. Prewitt Company
(409) 892-3000
Listed By:
J Milton Prewitt, SIOR
(409) 658-1189
Source:
Moodyscre
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 14 at 5:26AM
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 J.M. Prewitt Company
Investment Insights
Based on property information with market context.
Located at 4830 Lafin Dr in Beaumont, this flex-space property includes 6,000 ± SF of improvements arranged with 4,136 ± SF of office area and 1,864 ± SF of warehouse space. The site also provides a 1,950 ± SF attached canopy, a 3,900 ± SF freestanding canopy, and a 10' × 12' H roll-up door beneath a 12' eave height. A fenced, paved yard and 20 parking spaces support day-to-day operations.
The 1.20 ±-acre property has dual yard access points and connects to U.S. Highway 69/96/287 via Cardinal Drive, with access to Interstate 10. LI – Light Industrial zoning is in place. The office, warehouse, canopy, and yard components align with industrial sales and service, engineering and construction office, contractor, and related operational uses identified for the property.
The 1.20 ±-acre property has dual yard access points and connects to U.S. Highway 69/96/287 via Cardinal Drive, with access to Interstate 10. LI – Light Industrial zoning is in place. The office, warehouse, canopy, and yard components align with industrial sales and service, engineering and construction office, contractor, and related operational uses identified for the property.
Key Highlights
- 6,000 ± SF of improvements on 1.20 ± acres
- 4,136 ± SF office and 1,864 ± SF warehouse
- 1,950 ± SF attached canopy plus 3,900 ± SF freestanding canopy
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
$69,498
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
8.53%
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%
$1,389,960
$1.4M
Cap Rate 7%
$992,829
$992.8K
Cap Rate 9%
$772,200
$772.2K
Market Conditions
NOI Build-Up for 6,000 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
$118.8K $19.80/SF
− Vacancy
−$26.1K −$4.36/SF
EGI
$92.7K $15.44/SF
− OpEx
−$23.2K −$3.86/SF
NOI
$69.5K $11.58/SF
Area
Beaumont, TX
Vacancy
22.00%
Lease Rate
$19.80 /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%
$1,389,960
Cap Rate 7%
$992,829
Cap Rate 9%
$772,200
Alternative Uses
Best Use
Office B
$992.8K
$868.7K – $1.16M
NOI $69,498 @ 7.0% cap · market cap 8.53%
Second Best
Flex RnD
$851.8K
$745.3K – $993.7K
NOI $59,623 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,187 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77705, TX
37,950
Population
12,203
Households
3.1
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
242.7 sq mi
ZIP Area
156
Density / Sq Mi
$49,964
Median Household Income
$30,162
Median Earnings
$858
Median Rent
$121,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - The property combines office, warehouse, and covered outdoor areas within LI zoning.
Where is this flex space located?
The property is located at 4830 Lafin Dr Beaumont, TX.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: 6,000 ± SF of improvements on 1.20 ± acres; 4,136 ± SF office and 1,864 ± SF warehouse; 1,950 ± SF attached canopy plus 3,900 ± SF freestanding canopy
