Building Details

Floors in Building 1

Building materials 3/4 Brick Veneer, Vinyl Siding

Roof type Composition

Listing Agency: Triangle Real Estate, LLC Show Phone

Listed By: Benjamin Rodriguez · License #0529892 Show Phone

Added: May 9 Changed: Sep 5 Last Checked: Sep 25 at 9:06AM

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MLS# 267365

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 mixed-use property combines a brick rental house with a commercial building currently operating as a hair salon. The improvements provide 2,136 square feet on a 1.45-acre tract, with construction consisting of 3/4 brick veneer and vinyl siding and a composition roof. A Twice the Ice machine is also on site and currently requires repair.

The property fronts approximately 140 feet along US 69, with reported exposure to more than 20,000 vehicles per day. Its address is 618 N LHS Dr in Kountze, Texas, 77625. The combination of residential and commercial improvements creates an established mixed-use configuration with existing rental and business components.

Key Highlights

• 1.45‑acre mixed‑use commercial property
• 2,136 square feet of improvements
• Approximately 140' of frontage along US 69

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

$24,671

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

6.18%

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%

$493,420 $493.4K

Cap Rate 7%

$352,443 $352.4K

Cap Rate 9%

$274,122 $274.1K

Market Conditions

NOI Build-Up for 2,136 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

$44.9K $21.00/SF

− Vacancy

−$5.4K −$2.52/SF

EGI

$39.5K $18.48/SF

− OpEx

−$14.8K −$6.93/SF

NOI

$24.7K $11.55/SF

Area

Hardin County, TX

Vacancy

12.00%

Lease Rate

$21.00 /SF/Yr

Expense Ratio

37.50%

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%

$493,420

Cap Rate 7%

$352,443

Cap Rate 9%

$274,122

Alternative Uses

Best Use

Mixed Use

$352.4K

$308.4K – $411.2K (±1% cap)

NOI $24,671 @ 7.0% cap · market cap 6.18%

Second Best

Retail

$340.1K

$297.6K – $396.8K (±1% cap)

NOI $23,805 @ 7.0% cap · market cap 5.97%

Theoretical Best

Office A

$504.4K

$441.4K – $588.5K (±1% cap)

NOI $35,311 @ 7.0% cap · market cap 8.85%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Real Estate Agency Restaurant Hair Salon Building Supply Spa & Massage Center Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

20,000 VPD

Traffic count

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

73

Businesses Nearby

Explore this area Business Placement

Demographics for 77625, TX

8,599

Population

4,063

Households

2.1

Avg Household Size

42

Median Age

17%

College-Educated

83%

High-School Grad

317.7 sq mi

ZIP Area

27

Density / Sq Mi

$70,183

Median Household Income

$46,289

Median Earnings

$1,060

Median Rent

$115,100

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Includes a rental residence, salon-occupied commercial building, and commercial exposure along a major highway corridor.

Where is this mixed-use property located?

The property is located at 618 N LHS Dr Kountze, TX.

What is the asking price?

The asking price for this property is $399,000.

What are key features of this property?

This property features: 1.45‑acre mixed‑use commercial property; 2,136 square feet of improvements; Approximately 140' of frontage along US 69