Commercial Building and Land
For Sale
$529,000
5080 Eastex Fwy, Beaumont, TX 77708
Commercial building plus an acre of land in prime location.
Property Size2,700 SF
Lot Size1.40 Acres
Price / SF$195.93
Days on Market390
Property Features for 5080 Eastex Fwy
General Information
Standard status
Active
Size
2,700 SF
Lot size
1.40 Acres
Property subtype
Land
Listing Agency:
RE/MAX ONE
Listed By:
Melynda Brown · License #452703
(409) 718-8294
Source:
Exprealty
Added: Aug 11, 2025
Changed: Sep 3
Last Checked: Sep 4 at 12:03PM
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 RE/MAX ONE
Investment Insights
Based on property information with market context.
This offering presents an opportunity to acquire a commercial building along with approximately one acre of land in a prominent location. The existing office building features six offices, with two offices large enough to accommodate two people each. It also includes two restrooms and a kitchenette. The property provides approximately 2700 square feet of parking space. This location may suit businesses seeking increased visibility or those starting new ventures. The sale includes three separate properties: 5080 Eastex (approximately one acre of land), 5090 Eastex (an insurance building), and 4308 Treadway, totaling approximately 1.4 acres.
Key Highlights
- Prime location at the Dowlen Rd. exit.
- Commercial building features 6 offices, including 2 large offices, 2 restrooms, and a kitchenette.
- Approximately 1.4 acres of land included.
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
$31,274
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
5.91%
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%
$625,480
$625.5K
Cap Rate 7%
$446,771
$446.8K
Cap Rate 9%
$347,489
$347.5K
Market Conditions
NOI Build-Up for 2,700 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
$53.5K $19.80/SF
− Vacancy
−$11.8K −$4.36/SF
EGI
$41.7K $15.44/SF
− OpEx
−$10.4K −$3.86/SF
NOI
$31.3K $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%
$625,480
Cap Rate 7%
$446,771
Cap Rate 9%
$347,489
Alternative Uses
Best Use
Office B
$446.8K
$390.9K – $521.2K
NOI $31,274 @ 7.0% cap · market cap 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$637.6K
$557.9K – $743.9K
NOI $44,634 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
707
Businesses Nearby
Explore this area
Business Placement
Demographics for 77708, TX
12,478
Population
5,505
Households
2.3
Avg Household Size
36
Median Age
17%
College-Educated
90%
High-School Grad
11.6 sq mi
ZIP Area
1,076
Density / Sq Mi
$59,865
Median Household Income
$36,289
Median Earnings
$1,056
Median Rent
$167,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Commercial building plus an acre of land in prime location.
Where is this commercial land located?
The property is located at 5080 Eastex Fwy Beaumont, TX.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: Prime location at the Dowlen Rd. exit.; Commercial building features 6 offices, including 2 large offices, 2 restrooms, and a kitchenette.; Approximately 1.4 acres of land included.
