Light Industrial Flex Space with Dual
For Sale
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5450 Ave. A, Beaumont, TX 77705
Three-building flex industrial property in Beaumont zoned Light Industrial with FEMA Zone X and dual street access.
Property Size18,000 SF
Lot Size1.63 Acres
Price / SF$88.89
Days on Market167
Property Features for 5450 Ave. A
General Information
Standard status
Active
Size
18,000 SF
Lot size
1.63 Acres
Property subtype
INDUSTRIAL
Zoning
Light Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Gross Income
$72,924
Clear Height
16 ft
Building Details
Buildings
3
Construction
metal structure
Listing Agency:
Coldwell Banker Commercial Arnold and Associates
(409) 833-5055
Listed By:
Debbie Bruce Cowart
(409) 651-3559
Source:
Moodyscre
Added: Apr 1
Changed: Sep 5
Last Checked: Sep 13 at 11:18AM
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 Coldwell Banker Commercial Arnold and Associates
Investment Insights
Based on property information with market context.
Flex industrial property at 5450 Ave. A, Beaumont, TX 77705, offering a total of 27,000 SF across three metal buildings with concrete foundations. The facilities are partially insulated and feature 16’ clear height and (8) overhead doors. Exterior lighting is provided via Entergy Co. flat rate exterior flood lighting.
The property is zoned Light Industrial and identified by FEMA as Zone X. It has dual access off Avenue A (West Port Arthur Road) and Hagner Road, supporting flexible logistics and tenant access. The site totals +1.63 acres.
The buildings provide an opportunity for investor or end user occupancy, with immediate income for Bldg 1 / Bldg 2 & 3 available. The property is positioned for lease restructuring and increased rents, with an emphasis on allowing for property improvements.
The property is zoned Light Industrial and identified by FEMA as Zone X. It has dual access off Avenue A (West Port Arthur Road) and Hagner Road, supporting flexible logistics and tenant access. The site totals +1.63 acres.
The buildings provide an opportunity for investor or end user occupancy, with immediate income for Bldg 1 / Bldg 2 & 3 available. The property is positioned for lease restructuring and increased rents, with an emphasis on allowing for property improvements.
Key Highlights
- 27,000 SF total space across 3 buildings
- +1.63 acres with dual access via Avenue A (West Port Arthur Road) and Hagner Road
- Light Industrial zoning with FEMA Zone X designation
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
$145,916
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
9.12%
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%
$2,918,320
$2.9M
Cap Rate 7%
$2,084,514
$2.1M
Cap Rate 9%
$1,621,289
$1.6M
Market Conditions
NOI Build-Up for 18,000 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
$183.6K $10.20/SF
− Vacancy
−$11.9K −$0.66/SF
EGI
$171.7K $9.54/SF
− OpEx
−$25.7K −$1.43/SF
NOI
$145.9K $8.11/SF
Area
Beaumont, TX
Vacancy
6.50%
Lease Rate
$10.20 /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%
$2,918,320
Cap Rate 7%
$2,084,514
Cap Rate 9%
$1,621,289
Alternative Uses
Best Use
Flex RnD
$2.56M
$2.24M – $2.98M
NOI $178,870 @ 7.0% cap · market cap 11.18%
Second Best
Warehouse
$2.08M
$1.82M – $2.43M
NOI $145,916 @ 7.0% cap · market cap 9.12%
Theoretical Best
Office A
$4.25M
$3.72M – $4.96M
NOI $297,562 @ 7.0% cap · market cap 18.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16 ft
Clear height
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Under-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 Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Three-building flex industrial property in Beaumont zoned Light Industrial with FEMA Zone X and dual street access.
Where is this flex space located?
The property is located at 5450 Ave. A Beaumont, TX.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 27,000 SF total space across 3 buildings; +1.63 acres with dual access via Avenue A (West Port Arthur Road) and Hagner Road; Light Industrial zoning with FEMA Zone X designation
