Three-Building Warehouse
For Sale
$399,500
86 FM 770, Liberty, TX 77575
CommercialSale, Liberty, TX
Property Size5,276 SF
Lot Size1.93 Acres
Price / SF$75.72
Days on Market42
Property Features for 86 FM 770
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial Use
Parking features
Oversize
Subdivision
Peter Mason Abstract
Lot features
Acreage, Cleared, Few Trees
Directions
Coming from downtown Liberty, you will turn left and get on HWY 90 follow HWY 90 roughly 7.5 miles, then you will turn left onto FM 770 property will be on your right, right after the rail road tracts. SIY.
Standard status
Active
APN
16591
Lot size
1.93 Acres
Building Details
Year built
2004
Floors in Building
1
Number of units
3
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
CENTURY 21 Patterson Agency · Century 21 Real Estate
(903) 455-9414
Listed By:
Thomas Banks · License #0555016
(903) 455-7490
Added: Jul 14
Changed: Aug 23
Last Checked: Aug 24 at 11:06AM
MLS# 20682859
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This warehouse property includes three separate buildings totaling 5,276 square feet on a commercial parcel in Liberty, Texas. The improvements were constructed in 2004 and feature metal siding, metal roofing, and concrete flooring. Oversized parking is also available on site.
The property is located at 86 FM 770, with regional connectivity through Highway 90 and FM 563. Those routes provide access toward Houston, Beaumont, and other destinations across Southeast Texas. The multiple-building layout offers distinct areas for warehouse, storage, or business operations, subject to applicable approvals and requirements.
The property is located at 86 FM 770, with regional connectivity through Highway 90 and FM 563. Those routes provide access toward Houston, Beaumont, and other destinations across Southeast Texas. The multiple-building layout offers distinct areas for warehouse, storage, or business operations, subject to applicable approvals and requirements.
Key Highlights
- Three warehouse buildings with 5,276 square feet of total building area
- 2004 construction with metal siding and metal roofing
- Concrete flooring throughout the warehouse improvements
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
—
—
no second resolved use
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
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
41
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
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Frequently Asked Questions
What type of property is this?
Warehouse - Three separate warehouse structures offer flexible commercial space with concrete floors and oversized parking.
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 buildings with 5,276 square feet of total building area; 2004 construction with metal siding and metal roofing; Concrete flooring throughout the warehouse improvements
