2.20 Acre Retail
For Sale
Contact for pricing
5419 US-190, Livingston, TX 77351
Large retail lot with high average household income nearby.
Property Size10,640 SF
Lot Size2.20 Acres
Price / SF$158.22
Days on Market160
Property Features for 5419 US-190
General Information
Standard status
Active
Size
10,640 SF
Lot size
2.20 Acres
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$109,425
Building Details
Year Built
2016
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Josh Bishop · License #688810
Source:
Crexi
Added: Mar 16
Changed: Aug 8
Last Checked: Jul 15 at 1:02PM
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 Matthews
Investment Insights
Based on property information with market context.
This commercial real estate offering features a 2.20-acre lot. The property is suitable for retail purposes. The average household income in the surrounding area is $93,153 annually. The property size is 10,640 square feet.
Key Highlights
- Large 2.20 Acre Lot
- Built in 2016
- Average Household Income $93,153 Annually
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
$144,121
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
8.56%
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%
$2,882,420
$2.9M
Cap Rate 7%
$2,058,871
$2.1M
Cap Rate 9%
$1,601,344
$1.6M
Market Conditions
NOI Build-Up for 10,640 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
$218.3K $20.52/SF
− Vacancy
−$12.4K −$1.17/SF
EGI
$205.9K $19.35/SF
− OpEx
−$61.8K −$5.81/SF
NOI
$144.1K $13.55/SF
Area
Polk County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$2,882,420
Cap Rate 7%
$2,058,871
Cap Rate 9%
$1,601,344
Alternative Uses
Best Use
Retail
$2.06M
$1.80M – $2.40M
NOI $144,121 @ 7.0% cap · market cap 8.56%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$5.46M
$4.78M – $6.37M
NOI $382,082 @ 7.0% cap · market cap 22.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
119k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Shops & Services 40%
Home Improvements & Furnishings 16%
Chick-fil-A
Dining
31,816 visits/mo
0.3 miles
Tractor Supply Co.
Home Improvements & Furnishings
18,465 visits/mo
0.3 miles
Sunoco
Shops & Services
16,718 visits/mo
0.0 miles
BlueWave Express Car Wash
Shops & Services
13,764 visits/mo
0.3 miles
Chicken Express
Dining
11,751 visits/mo
0.2 miles
Demographics for 77351, TX
37,353
Population
17,934
Households
2.1
Avg Household Size
47
Median Age
15%
College-Educated
83%
High-School Grad
636.9 sq mi
ZIP Area
59
Density / Sq Mi
$62,710
Median Household Income
$35,645
Median Earnings
$1,057
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail property - Large retail lot with high average household income nearby.
Where is this retail property located?
The property is located at 5419 US-190 Livingston, TX.
What is the asking price?
The asking price for this property is $1,683,460.
What are key features of this property?
This property features: Large 2.20 Acre Lot; Built in 2016; Average Household Income $93,153 Annually
