Fully Fenced Self-Storage
For Sale
Contact for pricing
5250 State Hwy 185, Victoria, TX 77905
A fully fenced, keypad-access self-storage facility with security camera monitoring and frontage along State Highway 185.
Property Size20,452 SF
Lot Size2.28 Acres
Price / SF$84.10
Days on Market69
Property Features for 5250 State Hwy 185
General Information
Standard status
Active
Size
20,452 SF
Class
B
Lot size
2.28 Acres
Property subtype
Industrial, Self Storage
Zoning
Storage/mini-warehouse
Investment Type
Stabilized
Site & Location
Road Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
2006
Buildings
4
Tenancy
Multi
Listing Agency:
Texas Commercial Real Estate Services
(713) 473-7200
Listed By:
Chris Joyce · License #TX 695869
Source:
Crexi
Added: Jun 4
Changed: Aug 8
Last Checked: Aug 11 at 11:25AM
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 Texas Commercial Real Estate Services
Investment Insights
Based on property information with market context.
5250 State Highway 185 is a 20,452 SF self-storage and mini-warehouse facility on approximately 2.28 acres in Victoria, Texas. The property offers a diverse mix of storage options designed to serve boat, RV, vehicle, equipment, business, and personal storage users. The facility is fully fenced and uses keypad-controlled access, supported by security camera monitoring.
Positioned with strategic frontage along State Highway 185, the site is designed for straightforward customer access and visibility from the highway. This established storage asset is presented as a proven operation with a reported occupancy history, and it is described as providing immediate cash flow.
For buyers and storage operators looking for an income-oriented mini-warehouse platform, the unit mix supports multiple customer categories ranging from personal storage to business and equipment needs. The property is also described as having potential expansion opportunities, which may appeal to operators evaluating next steps for adding capacity to an existing, fenced storage site.
Positioned with strategic frontage along State Highway 185, the site is designed for straightforward customer access and visibility from the highway. This established storage asset is presented as a proven operation with a reported occupancy history, and it is described as providing immediate cash flow.
For buyers and storage operators looking for an income-oriented mini-warehouse platform, the unit mix supports multiple customer categories ranging from personal storage to business and equipment needs. The property is also described as having potential expansion opportunities, which may appeal to operators evaluating next steps for adding capacity to an existing, fenced storage site.
Key Highlights
- 2006‑built self‑storage and mini‑warehouse facility totaling 20,452 SF
- Situated on approximately 2.28 AC in Victoria, Texas
- Fully fenced property with keypad‑controlled access
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
$127,889
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
7.44%
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%
$2,557,780
$2.6M
Cap Rate 7%
$1,826,986
$1.8M
Cap Rate 9%
$1,420,989
$1.4M
Market Conditions
NOI Build-Up for 20,452 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
$164.4K $8.04/SF
− Vacancy
−$14.0K −$0.68/SF
EGI
$150.5K $7.36/SF
− OpEx
−$22.6K −$1.10/SF
NOI
$127.9K $6.25/SF
Area
Victoria County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$2,557,780
Cap Rate 7%
$1,826,986
Cap Rate 9%
$1,420,989
Alternative Uses
Best Use
Self Storage
$2.74M
$2.40M – $3.20M
NOI $192,138 @ 7.0% cap · market cap 11.17%
Second Best
Warehouse
$1.83M
$1.60M – $2.13M
NOI $127,889 @ 7.0% cap · market cap 7.44%
Theoretical Best
Multifamily LT 5
$224.69M
$196.60M – $262.13M
NOI $15,728,062 @ 7.0% cap · market cap 914.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - A fully fenced, keypad-access self-storage facility with security camera monitoring and frontage along State Highway 185.
Where is this self storage facility located?
The property is located at 5250 State Hwy 185 Victoria, TX.
What is the asking price?
The asking price for this property is $1,720,000.
What are key features of this property?
This property features: 2006‑built self‑storage and mini‑warehouse facility totaling 20,452 SF; Situated on approximately 2.28 AC in Victoria, Texas; Fully fenced property with keypad‑controlled access
