Truck Stop With Service
New
For Sale
$1,500,000
801 S Fm157, Venus, TX 76084
Commercial truck parking property with gated access, gravel surfacing, a service shop, open land, and a pond.
Property Size4,000 SF
Lot Size8.00 Acres
Price / SF$375
Days on Market2
Property Features for 801 S Fm157
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
40
Lot size
8.00 Acres
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Gross Income
$72,000
Trailer Parking
40
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Real Broker, LLC
Listed By:
Phil Green · License #0648162
(713) 574-3141
Source:
Minteerteam
Added: Sep 6
Last Checked: Sep 6 at 2:23PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This truck stop property includes a gravel-prepared parking area, controlled gated entry, and an 80-by-50-foot shop constructed in 2023. The shop can support office, living-quarter, or operational functions, while a water main is located at the street. Current use includes parking for approximately 40 trucks. The property also contains open rear acreage and a small pond, providing additional outdoor space for storage or other on-site uses.
Located at 801 S FM 157 in Venus, Texas, the site measures approximately 283 feet by 1,308 feet. The front two acres are prepared for truck parking, and the rear 5.9 acres remain open. The property is not in a flood zone.
Located at 801 S FM 157 in Venus, Texas, the site measures approximately 283 feet by 1,308 feet. The front two acres are prepared for truck parking, and the rear 5.9 acres remain open. The property is not in a flood zone.
Key Highlights
- Approximately 283 feet by 1,308 feet at 801 S FM 157, Venus, TX
- Front two acres prepared with compressed gravel for truck parking
- 80‑by‑50‑foot shop constructed in 2023
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
$66,394
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
4.43%
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%
$1,327,880
$1.3M
Cap Rate 7%
$948,486
$948.5K
Cap Rate 9%
$737,711
$737.7K
Market Conditions
NOI Build-Up for 4,000 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
$99.8K $24.96/SF
− Vacancy
−$5.0K −$1.25/SF
EGI
$94.8K $23.71/SF
− OpEx
−$28.5K −$7.11/SF
NOI
$66.4K $16.60/SF
Area
Johnson County, TX
Vacancy
5.00%
Lease Rate
$24.96 /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%
$1,327,880
Cap Rate 7%
$948,486
Cap Rate 9%
$737,711
Alternative Uses
Best Use
Retail
$948.5K
$829.9K – $1.11M
NOI $66,394 @ 7.0% cap · market cap 4.43%
Second Best
Industrial
$295.2K
$258.3K – $344.5K
NOI $20,667 @ 7.0% cap · market cap 1.38%
Theoretical Best
Multifamily LT 5
$47.95M
$41.95M – $55.94M
NOI $3,356,262 @ 7.0% cap · market cap 223.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 76084, TX
11,979
Population
4,011
Households
3
Avg Household Size
34
Median Age
22%
College-Educated
88%
High-School Grad
51.8 sq mi
ZIP Area
231
Density / Sq Mi
$100,174
Median Household Income
$47,845
Median Earnings
$1,982
Median Rent
$248,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Truck stop - Commercial truck parking property with gated access, gravel surfacing, a service shop, open land, and a pond.
Where is this truck stop located?
The property is located at 801 S Fm157 Venus, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 283 feet by 1,308 feet at 801 S FM 157, Venus, TX; Front two acres prepared with compressed gravel for truck parking; 80‑by‑50‑foot shop constructed in 2023
