Fenced Flex Space with
For Sale
Contact for pricing
813 FM 2776, Bryan, TX 77808
Fenced grounds combine office, warehouse, parking, and trailer maneuvering space.
Property Size3,000 SF
Price / SF$250
Days on Market17
Property Features for 813 FM 2776
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Office
Building Details
Year Built
2024
Listing Agency:
Coldwell Banker Apex Realtors College Station
(979) 446-1574
Listed By:
Emily McKean · License #TX
Source:
Crexi
Added: Aug 4
Changed: Aug 16
Last Checked: Aug 19 at 11:29PM
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 Coldwell Banker Apex Realtors College Station
Investment Insights
Based on property information with market context.
Completed in 2024, this flex property combines office and warehouse improvements across approximately 1.5 fully fenced acres. The building contains 1,944 heated square feet of office area and 1,056 square feet of warehouse space, along with a kitchen, substantial storage, three private offices, one full bathroom, and a generously sized room suited to reception, meetings, or additional workspace.
The exterior provides extensive parking and room for loading, unloading, and trailer turns. The property is in Wixon Valley, Brazos County, approximately 10 minutes from Business 6, offering a quieter setting while maintaining access to the surrounding area.
The exterior provides extensive parking and room for loading, unloading, and trailer turns. The property is in Wixon Valley, Brazos County, approximately 10 minutes from Business 6, offering a quieter setting while maintaining access to the surrounding area.
Key Highlights
- Approximately 1.5 fully fenced acres in Wixon Valley, Brazos County
- 1,944 heated square feet of office space plus 1,056 square feet of warehouse space
- 2024 construction with three private offices and one full bathroom
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
$39,454
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
5.26%
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%
$789,080
$789.1K
Cap Rate 7%
$563,629
$563.6K
Cap Rate 9%
$438,378
$438.4K
Market Conditions
NOI Build-Up for 3,000 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
$63.0K $21.00/SF
− Vacancy
−$10.4K −$3.47/SF
EGI
$52.6K $17.54/SF
− OpEx
−$13.2K −$4.38/SF
NOI
$39.5K $13.15/SF
Area
Brazos County, TX
Vacancy
16.50%
Lease Rate
$21.00 /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%
$789,080
Cap Rate 7%
$563,629
Cap Rate 9%
$438,378
Alternative Uses
Best Use
Office B
$563.6K
$493.2K – $657.6K
NOI $39,454 @ 7.0% cap · market cap 5.26%
Second Best
Flex RnD
$388.6K
$340.0K – $453.4K
NOI $27,203 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$738.7K
$646.4K – $861.8K
NOI $51,710 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
39
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77808, TX
15,217
Population
5,850
Households
2.6
Avg Household Size
40
Median Age
38%
College-Educated
91%
High-School Grad
253.6 sq mi
ZIP Area
60
Density / Sq Mi
$102,781
Median Household Income
$58,476
Median Earnings
$1,103
Median Rent
$352,200
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?
Flex space - Fenced grounds combine office, warehouse, parking, and trailer maneuvering space.
Where is this flex space located?
The property is located at 813 FM 2776 Bryan, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 1.5 fully fenced acres in Wixon Valley, Brazos County; 1,944 heated square feet of office space plus 1,056 square feet of warehouse space; 2024 construction with three private offices and one full bathroom
