Flex Space with Metal
For Sale
$895,000
553 Aloe Road, Victoria, TX 77905
CommercialSale, Victoria, TX
Property Size12,300 SF
Lot Size6.00 Acres
Price / SF$72.76
Days on Market276
Property Features for 553 Aloe Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Exterior features
Storage
Lot features
Five To Ten Acres, Outside City Limits, Open Lot
Directions
From loop 463 in Victoria if you are headed South toward Refugio just before the Refugio exit turn left onto Aloe Rd Property will be on your right .4 miles down Aloe Rd. For sale sign at road.
Standard status
Active
APN
31628, 87104
Size
12,300 SF
Lot size
6.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
00870 R MANCHOLA ABST 87 TRACT 275, ACRES 3.59, 00870 R MACHONAL ABST 87, TRACT 274 ACRES 2.41 6 ACRES
Legal Description
00870 R MANCHOLA ABST 87 TRACT 275, ACRES 3.59, 00870 R MACHONAL ABST 87, TRACT 274 ACRES 2.41 6 ACRES
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Private, Well
Building Details
Year built
1980
Floors in Building
1
Flooring type
Tile, Concrete
Building materials
MetalFrame, MetalSiding
Roof type
Metal
Additional Structures
Storage
Listing Agency:
RE/MAX Land & Homes · RE/MAX International
(361) 573-0444
Listed By:
The Town & Country Team
(361) 570-7653
Added: Nov 20, 2025
Changed: Aug 20
Last Checked: Aug 23 at 4:06PM
MLS# 598437
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 553 Aloe Road in Victoria, Texas, this flex space property includes a 12,300-square-foot commercial building constructed in 1980. The structure uses a metal frame with metal siding and has tile and concrete flooring, providing a durable base for a range of commercial operations. Storage is included, along with central heating and central air conditioning.
The property encompasses 6 acres, offering a substantial combination of building and land. Site infrastructure includes a private well for water service, a septic tank, a metal roof, and a driveway parking area. The available land and existing improvements provide a practical setting for commercial use requiring both enclosed space and additional outdoor area.
The property encompasses 6 acres, offering a substantial combination of building and land. Site infrastructure includes a private well for water service, a septic tank, a metal roof, and a driveway parking area. The available land and existing improvements provide a practical setting for commercial use requiring both enclosed space and additional outdoor area.
Key Highlights
- 12,300 square feet of commercial building area
- 6‑acre property in Victoria, TX
- Metal‑frame construction with metal siding
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
$76,913
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
8.59%
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%
$1,538,260
$1.5M
Cap Rate 7%
$1,098,757
$1.1M
Cap Rate 9%
$854,589
$854.6K
Market Conditions
NOI Build-Up for 12,300 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
$98.9K $8.04/SF
− Vacancy
−$8.4K −$0.68/SF
EGI
$90.5K $7.36/SF
− OpEx
−$13.6K −$1.10/SF
NOI
$76.9K $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%
$1,538,260
Cap Rate 7%
$1,098,757
Cap Rate 9%
$854,589
Alternative Uses
Best Use
Flex RnD
$1.23M
$1.08M – $1.44M
NOI $86,346 @ 7.0% cap · market cap 9.65%
Second Best
Warehouse
$1.10M
$961.4K – $1.28M
NOI $76,913 @ 7.0% cap · market cap 8.59%
Theoretical Best
Multifamily LT 5
$135.13M
$118.24M – $157.65M
NOI $9,458,985 @ 7.0% cap · market cap 1,056.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
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?
Flex space - Metal-frame commercial space includes storage, central HVAC, durable flooring, and driveway parking.
Where is this flex space located?
The property is located at 553 Aloe Road Victoria, TX.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 12,300 square feet of commercial building area; 6‑acre property in Victoria, TX; Metal‑frame construction with metal siding
