Multi-Suite Retail
For Sale
$350,000
7985 Phelan Blvd, Beaumont, TX 77706
Flexible salon-oriented layout with private rooms, customer amenities, dual entrances, and dedicated parking.
Property Size2,700 SF
Price / SF$129.63
Days on Market435
Property Features for 7985 Phelan Blvd
General Information
Standard status
Active
Size
2,700 SF
Total Parking Spaces
14
Additional Details
Utilities to Site
Yes
Amenities
8 locking rooms
2 bathrooms
kitchen
washer and dryer
2 HVAC units
shared shampoo area with 3 bowls
shampoo bowls
half bath
full bathroom
kitchen/break room
balcony area
intercom/door bell system
8 camera DVR system
two water lines on own meters
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
RE/MAX ONE
(409) 504-2112
Listed By:
Mandy Raps · License #9000010
(409) 504-2112
Source:
Exprealty
Added: Jun 23, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:14PM
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 RE/MAX ONE
Investment Insights
Based on property information with market context.
This 2,700-square-foot retail building is configured for salon operations, with eight lockable rooms, two bathrooms, a kitchen, and laundry equipment on both levels. The lower floor includes four differently sized rooms, a shared shampoo station with three bowls, and a half bathroom. Three rooms have individual shampoo bowls. The upper level adds four rooms, a full bathroom, kitchen or break-room space, and a second entry leading toward a balcony and the parking area. An intercom and doorbell system connects both entrances with the rooms, while an eight-camera DVR system supports on-site monitoring. Two HVAC units and two separately metered water lines serve the building.
The property is positioned on Phelan Blvd in Beaumont’s west end, between Calder Ave and Major Drive. Parking accommodates 14 vehicles, and the site has a visible boulevard presence. The existing configuration may support continued salon use or other retail arrangements requiring multiple enclosed rooms and shared customer-service areas.
The property is positioned on Phelan Blvd in Beaumont’s west end, between Calder Ave and Major Drive. Parking accommodates 14 vehicles, and the site has a visible boulevard presence. The existing configuration may support continued salon use or other retail arrangements requiring multiple enclosed rooms and shared customer-service areas.
Key Highlights
- 2,700‑square‑foot retail building configured with 8 lockable rooms
- 14‑car parking capacity on site
- Three rooms include individual shampoo bowls; shared station has 3 bowls
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
$30,091
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
8.60%
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%
$601,820
$601.8K
Cap Rate 7%
$429,871
$429.9K
Cap Rate 9%
$334,344
$334.3K
Market Conditions
NOI Build-Up for 2,700 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
$47.0K $17.40/SF
− Vacancy
−$4.0K −$1.48/SF
EGI
$43.0K $15.92/SF
− OpEx
−$12.9K −$4.78/SF
NOI
$30.1K $11.14/SF
Area
Beaumont, TX
Vacancy
8.50%
Lease Rate
$17.40 /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%
$601,820
Cap Rate 7%
$429,871
Cap Rate 9%
$334,344
Alternative Uses
Best Use
Retail
$429.9K
$376.1K – $501.5K
NOI $30,091 @ 7.0% cap · market cap 8.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$637.6K
$557.9K – $743.9K
NOI $44,634 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Explore this area
Business Placement
Demographics for 77706, TX
29,910
Population
14,963
Households
2
Avg Household Size
40
Median Age
46%
College-Educated
94%
High-School Grad
10.1 sq mi
ZIP Area
2,961
Density / Sq Mi
$77,644
Median Household Income
$51,442
Median Earnings
$1,176
Median Rent
$238,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible salon-oriented layout with private rooms, customer amenities, dual entrances, and dedicated parking.
Where is this retail space located?
The property is located at 7985 Phelan Blvd Beaumont, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,700‑square‑foot retail building configured with 8 lockable rooms; 14‑car parking capacity on site; Three rooms include individual shampoo bowls; shared station has 3 bowls
