Highway Frontage Office
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7899 US Hwy 190 W, Livingston, TX 77351
Income-producing office property with highway frontage and workshop.
Property Size4,088 SF
Price / SF$170.99
Days on Market105
Property Features for 7899 US Hwy 190 W
General Information
Standard status
Active
Size
4,088 SF
Property subtype
Office
Listing Agency:
CENTURY 21 Cota Realty
(281) 659-3480
Listed By:
Colby Lilley · License #TX 827598
Source:
Crexi
Added: May 14
Changed: Aug 10
Last Checked: Aug 25 at 10:23PM
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 CENTURY 21 Cota Realty
Investment Insights
Based on property information with market context.
Located on heavily traveled Highway 190, this commercial property offers approximately 300 feet of highway frontage, providing visibility and accessibility between Livingston and Onalaska. Currently operating as an income-producing office property, the building includes 9 office suites, one full bath, one half bath, a full kitchen, and a utility room. Three office spaces are currently leased and generating income, with additional suites available for future leasing and increased cash flow potential. The property is equipped with dual Trane A/C units and an oversized aerobic septic system. An insulated workshop with spray foam insulation provides additional functionality, featuring a 26x35 main area, a 12x35 lean-to, a 12x30 enclosed storage room, and a 26x10 roof extension. Updates have been completed throughout the property. The property size is 4088 square feet.
Key Highlights
- Prime highway frontage (approximately 300 feet) on heavily traveled HWY 190, offering outstanding visibility and accessibility.
- Currently operating as an income‑producing office property with three leased office suites generating income.
- Nine spacious office suites, full kitchen, 1 full bath, 1 half bath, and utility room.
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
$54,758
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
7.83%
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%
$1,095,160
$1.1M
Cap Rate 7%
$782,257
$782.3K
Cap Rate 9%
$608,422
$608.4K
Market Conditions
NOI Build-Up for 4,088 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
$100.6K $24.60/SF
− Vacancy
−$27.6K −$6.74/SF
EGI
$73.0K $17.86/SF
− OpEx
−$18.3K −$4.46/SF
NOI
$54.8K $13.39/SF
Area
Polk County, TX
Vacancy
27.40%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,095,160
Cap Rate 7%
$782,257
Cap Rate 9%
$608,422
Alternative Uses
Best Use
Office B
$782.3K
$684.5K – $912.6K
NOI $54,758 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$2.10M
$1.84M – $2.45M
NOI $146,800 @ 7.0% cap · market cap 21.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 77351, TX
37,353
Population
17,934
Households
2.1
Avg Household Size
47
Median Age
15%
College-Educated
83%
High-School Grad
636.9 sq mi
ZIP Area
59
Density / Sq Mi
$62,710
Median Household Income
$35,645
Median Earnings
$1,057
Median Rent
$163,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Income-producing office property with highway frontage and workshop.
Where is this office building located?
The property is located at 7899 US Hwy 190 W Livingston, TX.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Prime highway frontage (approximately 300 feet) on heavily traveled HWY 190, offering outstanding visibility and accessibility.; Currently operating as an income‑producing office property with three leased office suites generating income.; Nine spacious office suites, full kitchen, 1 full bath, 1 half bath, and utility room.
