Versatile Warehouses on Large
For Sale
$399,500
86 Fm 770, Liberty, TX 77575
Three warehouse buildings on 1.05 acres in Liberty, Texas.
Property Size5,276 SF
Lot Size1.05 Acres
Price / SF$75.72
Days on Market112
Property Features for 86 Fm 770
General Information
Standard status
Active
Size
5,276 SF
Lot size
1.05 Acres
Property subtype
Commercial
Zoning
Commercial Use
Building Details
Building Size
5,276 SF
Year Built
2004
Stories
1
Units
3
Listing Agency:
CENTURY 21 Patterson Agency
(903) 455-9414
Listed By:
Thomas Banks · License #0555016
(903) 453-5051
Source:
Signaturere
Added: Apr 22
Changed: Aug 8
Last Checked: Aug 10 at 11:21AM
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 Patterson Agency
Investment Insights
Based on property information with market context.
This commercial property in Liberty, Texas, includes three warehouse-type buildings with a total area of 5,276 square feet, situated on a 1.05-acre lot. The property is positioned in a business-friendly environment with connectivity to major highways, including Highway 90 and FM 563, providing access to Houston, Beaumont, and Southeast Texas. This property is suitable for expanding business operations, establishing a distribution center, or investing in a commercial asset.
Key Highlights
- Three warehouse‑type buildings totaling 5,276 sq ft.
- Large 1.05‑acre lot offers ample space.
- Strategic location in Liberty, Texas.
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
$32,608
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
8.16%
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%
$652,160
$652.2K
Cap Rate 7%
$465,829
$465.8K
Cap Rate 9%
$362,311
$362.3K
Market Conditions
NOI Build-Up for 5,276 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
$40.9K $7.76/SF
− Vacancy
−$2.6K −$0.49/SF
EGI
$38.4K $7.27/SF
− OpEx
−$5.8K −$1.09/SF
NOI
$32.6K $6.18/SF
Area
Liberty County, TX
Vacancy
6.30%
Lease Rate
$7.76 /SF/Yr
Expense Ratio
15.00%
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%
$652,160
Cap Rate 7%
$465,829
Cap Rate 9%
$362,311
Alternative Uses
Best Use
Warehouse
$465.8K
$407.6K – $543.5K
NOI $32,608 @ 7.0% cap · market cap 8.16%
Second Best
Industrial
$383.6K
$335.7K – $447.6K
NOI $26,854 @ 7.0% cap · market cap 6.72%
Theoretical Best
Multifamily LT 5
$59.15M
$51.76M – $69.01M
NOI $4,140,624 @ 7.0% cap · market cap 1,036.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77575, TX
15,768
Population
7,059
Households
2.2
Avg Household Size
39
Median Age
14%
College-Educated
80%
High-School Grad
238.1 sq mi
ZIP Area
66
Density / Sq Mi
$52,238
Median Household Income
$33,168
Median Earnings
$953
Median Rent
$161,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Warehouse - Three warehouse buildings on 1.05 acres in Liberty, Texas.
Where is this warehouse located?
The property is located at 86 Fm 770 Liberty, TX.
What is the asking price?
The asking price for this property is $399,500.
What are key features of this property?
This property features: Three warehouse‑type buildings totaling 5,276 sq ft.; Large 1.05‑acre lot offers ample space.; Strategic location in Liberty, Texas.
