Versatile Commercial Property with
For Sale
$3,500,000
5705 Main Street, Victoria, TX 77904
10.2 acres with retail, warehouse, and ample parking.
Property Size15,560 SF
Lot Size10.20 Acres
Price / SF$224.94
Days on Market250
Property Features for 5705 Main Street
General Information
Standard status
Active
Size
15,560 SF
Lot size
10.20 Acres
Property subtype
General Commercial
Amenities
Central Air, Electric
3
Tile
Handicap Parking, No Parking.
US Highway, Paved Road.
Building Details
Year Built
2003
Stories
2
Listing Agency:
Woolson Real Estate Inc
(361) 571-0987
Listed By:
Carl Koch · License #0718482
(361) 571-0987
Source:
Xome
Added: Dec 19, 2025
Changed: Aug 25
Last Checked: Aug 26 at 6:48AM
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 Woolson Real Estate Inc
Investment Insights
Based on property information with market context.
This commercial property features approximately 15,560 total square feet on approximately 10.2 acres. The property includes 6,000 square feet of retail space, 6,000 square feet of warehouse space, dedicated offices, receiving docks, and a covered customer load-out area. There are 62 existing parking spaces, with additional concrete in place to allow for easy expansion. The location has over 19,000 vehicles per day in estimated traffic count and two dedicated entrance/exit points. The property is suited for retail, agricultural equipment, automotive sales, wholesale or industrial distribution, or conversion to a sports, entertainment, or wedding venue. Currently, the property is home to a farm and ranch center that services large ranchers and individual pet owners. The business is a Purina dealer and carries many additional trusted brands, offering an extensive selection of products for large animals and household pets. Inside the retail space is a pet grooming salon, operated by an independent company. The business also maintains a large inventory for hunters, including feeders and parts, knives, attractants, fencing, and feed. The sale includes all inventory, display fixtures, warehouse racking, and other business assets.
Key Highlights
- Prime location in a rapidly growing area of Victoria with high traffic count (19,000 vehicles per day) and excellent accessibility.
- Substantial infrastructure including 15,560 total square feet (6,000 SF retail, 6,000 SF warehouse), dedicated offices, receiving docks, and covered customer load‑out.
- Ample parking with 62 spaces and additional concrete for easy expansion.
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
$224,837
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
6.42%
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%
$4,496,740
$4.5M
Cap Rate 7%
$3,211,957
$3.2M
Cap Rate 9%
$2,498,189
$2.5M
Market Conditions
NOI Build-Up for 15,560 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
$341.7K $21.96/SF
− Vacancy
−$20.5K −$1.32/SF
EGI
$321.2K $20.64/SF
− OpEx
−$96.4K −$6.19/SF
NOI
$224.8K $14.45/SF
Area
Victoria County, TX
Vacancy
6.00%
Lease Rate
$21.96 /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%
$4,496,740
Cap Rate 7%
$3,211,957
Cap Rate 9%
$2,498,189
Alternative Uses
Best Use
Retail
$3.21M
$2.81M – $3.75M
NOI $224,837 @ 7.0% cap · market cap 6.42%
Second Best
Warehouse
$1.39M
$1.22M – $1.62M
NOI $97,298 @ 7.0% cap · market cap 2.78%
Theoretical Best
Multifamily LT 5
$170.94M
$149.58M – $199.43M
NOI $11,966,001 @ 7.0% cap · market cap 341.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Explore this area
Business Placement
Demographics for 77904, TX
29,646
Population
12,822
Households
2.3
Avg Household Size
39
Median Age
27%
College-Educated
93%
High-School Grad
109.9 sq mi
ZIP Area
270
Density / Sq Mi
$86,821
Median Household Income
$44,632
Median Earnings
$1,272
Median Rent
$237,900
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?
Retail space - 10.2 acres with retail, warehouse, and ample parking.
Where is this retail space located?
The property is located at 5705 Main Street Victoria, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Prime location in a rapidly growing area of Victoria with high traffic count (19,000 vehicles per day) and excellent accessibility.; Substantial infrastructure including **15,560 total square feet** (6,000 SF retail, 6,000 SF warehouse), dedicated offices, receiving docks, and covered customer load‑out.; Ample parking with **62 spaces** and additional concrete for easy expansion.
