Victoria Industrial Property with
For Sale
Contact for pricing
4906 Houston Hwy, Victoria, TX 77901
16.199 acre industrial property with office and shop.
Property Size19,553 SF
Lot Size16.20 Acres
Price / SF$148.31
Days on Market205
Property Features for 4906 Houston Hwy
General Information
Standard status
Active
Size
19,553 SF
Total Parking Spaces
16
Lot size
16.20 Acres
Property subtype
Industrial
Building Details
Year Built
1982
Year Renovated
2018
Buildings
3
Stories
1
Listing Agency:
The Ron Brown Company
(361) 550-7878
Listed By:
Jake Truss · License #730168
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Aug 8 at 6:30AM
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 The Ron Brown Company
Investment Insights
Based on property information with market context.
This 16.199± acre industrial property is positioned in a strategic industrial corridor in Victoria, fronting Houston Highway (Business 59) near the signalized intersection of John Stockbauer Drive. It offers access to the region’s primary commercial artery and proximity to the I-69 corridor. The site is located near major industrial employers, including the Caterpillar plant and surrounding oil and gas companies, manufacturing, and service users. The property includes a 3,185 SF extensively remodeled main office featuring seven private offices, a receptionist area, spacious conference and break room with full kitchenette, copy room, abundant storage, and ADA-accessible facilities, all updated in 2018 with wood-look tile flooring, recessed lighting, and a stone accent reception desk. It also features a newer metal roof. The 14,418 SF shop is purpose-built for heavy industrial use and includes six additional offices, loft storage, ten automatic overhead doors, multiple workstations, two vehicle lifts, three 20-ton cranes and one 5-ton crane. A 1,040 SF wash bay with tall clear heights accommodates semis and large machinery. The property also features an on-site fuel island with a 4,500-gallon diesel tank and four pumps. The expansive packed gravel yard supports heavy loads and oversized equipment, complemented by over 9,000 SF of attached metal carports on concrete pads, multiple parking areas, gated entry, and cross fencing. This property is equipped and ready for immediate business operations.
Key Highlights
- Strategic location in a key industrial corridor, with immediate access to Houston Highway and proximity to the I‑69 corridor.
- Heavy industrial shop featuring a 14,418 SF shop with ten automatic overhead doors, multiple workstations, two vehicle lifts, three 20‑ton cranes, and one 5‑ton crane.
- Turnkey industrial infrastructure, fully equipped and ready for immediate business operations.
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
$100,691
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
3.47%
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%
$2,013,820
$2.0M
Cap Rate 7%
$1,438,443
$1.4M
Cap Rate 9%
$1,118,789
$1.1M
Market Conditions
NOI Build-Up for 19,553 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
$157.2K $8.04/SF
− Vacancy
−$13.4K −$0.68/SF
EGI
$143.8K $7.36/SF
− OpEx
−$43.2K −$2.21/SF
NOI
$100.7K $5.15/SF
Area
Victoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,013,820
Cap Rate 7%
$1,438,443
Cap Rate 9%
$1,118,789
Alternative Uses
Best Use
Industrial
$1.44M
$1.26M – $1.68M
NOI $100,691 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$214.81M
$187.96M – $250.61M
NOI $15,036,710 @ 7.0% cap · market cap 518.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
163
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 16.199 acre industrial property with office and shop.
Where is this industrial property located?
The property is located at 4906 Houston Hwy Victoria, TX.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Strategic location in a key industrial corridor, with immediate access to Houston Highway and proximity to the I‑69 corridor.; Heavy industrial shop featuring a 14,418 SF shop with ten automatic overhead doors, multiple workstations, two vehicle lifts, three 20‑ton cranes, and one 5‑ton crane.; Turnkey industrial infrastructure, fully equipped and ready for immediate business operations.
