C2 Zoning Manufacturing Facility with
For Sale
$749,999
568 N LHS Drive, Lumberton, TX 77657
COMMERCIAL - Lumberton, TX
Property Size6,000 SF
Lot Size1.00 Acre
Price / SF$124
Days on Market51
Property Features for 568 N LHS Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Lot features
Freestanding
Elementary school district
Lumberton ISD
Middle school district
Lumberton ISD
High school district
Lumberton ISD
Directions
Take the US-69 N/US-287 N exit from US-287 N/US-69 N/US-96 N. Continue onto US-287 N/US-69 N/S Lhs Dr. Destination will be on the right.
Subdivision
Lumberton
Standard status
Active
Size
6,000 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
HARDIN COUNTY, MANN WILLIAM, ACRES 1.0
Legal Description
HARDIN COUNTY, MANN WILLIAM, ACRES 1.0
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Floors in Building
1
Flooring type
Concrete
Building materials
Metal
Roof type
Metal
Listing Agency:
Property Pros Real Estate & Co · EXIT Realty
(409) 895-2383
Listed By:
Allison Cornett
(409) 895-2383
Added: Jul 9
Changed: Aug 6
Last Checked: Aug 28 at 3:06PM
MLS# 269066
Copyright © 2026 Beaumont Board of REALTORS®. 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.
This commercial property totals 6,000+ SF on a 1-acre lot and is set up with a fully equipped, USDA-approved manufacturing facility. The building also includes a restaurant area that is described as move-in ready, along with a market in the front for customers purchasing food for take-home convenience. The property is designed for workflow efficiency and flexibility, and it operates with metal construction and concrete flooring. Heating is electric (including central), and cooling is central air with electric service. Parking is provided via a parking lot.
C2 zoning supports 24-hour business operations, and the front market and restaurant are positioned as one combined food-focused concept. A drive-thru is included to provide a quick service option.
With manufacturing, restaurant, and retail components under one roof, the layout supports food production alongside direct-to-customer sales in a single facility.
C2 zoning supports 24-hour business operations, and the front market and restaurant are positioned as one combined food-focused concept. A drive-thru is included to provide a quick service option.
With manufacturing, restaurant, and retail components under one roof, the layout supports food production alongside direct-to-customer sales in a single facility.
Key Highlights
- 6,000+ SF commercial property on 1‑acre lot
- Fully equipped USDA‑approved manufacturing facility
- C2 zoning for 24‑hour business operations
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
$44,528
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
5.94%
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%
$890,560
$890.6K
Cap Rate 7%
$636,114
$636.1K
Cap Rate 9%
$494,756
$494.8K
Market Conditions
NOI Build-Up for 6,000 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
$68.4K $11.40/SF
− Vacancy
−$4.8K −$0.80/SF
EGI
$63.6K $10.60/SF
− OpEx
−$19.1K −$3.18/SF
NOI
$44.5K $7.42/SF
Area
Hardin County, TX
Vacancy
7.00%
Lease Rate
$11.40 /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%
$890,560
Cap Rate 7%
$636,114
Cap Rate 9%
$494,756
Alternative Uses
Best Use
Specialty Retail
$1.11M
$967.8K – $1.29M
NOI $77,423 @ 7.0% cap · market cap 10.32%
Second Best
Industrial
$636.1K
$556.6K – $742.1K
NOI $44,528 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,187 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 77657, TX
22,161
Population
9,044
Households
2.5
Avg Household Size
38
Median Age
26%
College-Educated
93%
High-School Grad
57.7 sq mi
ZIP Area
384
Density / Sq Mi
$93,225
Median Household Income
$55,129
Median Earnings
$1,039
Median Rent
$243,900
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?
Manufacturing property - 1-acre site with C2 zoning for 24-hour operations, featuring a USDA-approved manufacturing facility plus a move-in ready restaurant.
Where is this manufacturing property located?
The property is located at 568 N LHS Drive Lumberton, TX.
What is the asking price?
The asking price for this property is $749,999.
What are key features of this property?
This property features: 6,000+ SF commercial property on 1‑acre lot; Fully equipped USDA‑approved manufacturing facility; C2 zoning for 24‑hour business operations
