Industrial Warehouse with
For Sale
$1,350,000
8609 Lone Tree Road, Victoria, TX 77905
COMMERCIAL - Victoria, TX
Property Size12,321 SF
Lot Size13.97 Acres
Price / SF$109.57
Days on Market367
Property Features for 8609 Lone Tree Road
General Information
Property type
Commercial Sale
Property subtype
Other
Security features
Security
Lot features
Ten To Twenty Acres
Directions
Traveling South on Zac Lentz Pkwy toward Hwy 59/Future I69, turn left on Lone Tree Rd. Location is approx .76 miles on the right. Do not use GPS it is not accurate.
Standard status
Active
APN
20417143
Size
12,321 SF
Lot size
13.97 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
STALLION VICTOIRA LOT 1 REUSBD NO 1, BLOCK 1, LOT 2R, ACRES 13.97
Legal Description
STALLION VICTOIRA LOT 1 REUSBD NO 1, BLOCK 1, LOT 2R, ACRES 13.97
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
2012
Floors in Building
1
Flooring type
Vinyl, Concrete
Building materials
MetalFrame
Roof type
Metal
Listing Agency:
Woolson Real Estate Inc
(361) 578-3623
Listed By:
Nancy J Garner · License #0319521
(361) 571-0161
Added: Aug 11, 2025
Changed: Aug 4
Last Checked: Aug 12 at 3:06AM
MLS# 585944
Copyright © 2026 Central Texas Multiple Listing Service. 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.
Metal industrial warehouse built in 2012 offering two shop areas plus an office section and a laundry area. The shop areas feature pitched roofs with 20'-24' clearance, concrete floors, and ample lighting. The two shop areas are connected by an 8' x 10' roll-up door and a pedestrian door, with additional pedestrian access throughout.
Shop area 1 is approximately 48' wide by 100' long and includes two sets of 16' x 17' electric doors on each end of the building, along with three pedestrian doors and a safety/hand washing station. Shop area 2 is approximately 45' wide by 60' and includes a manual 9' x 10' roll-up door, with entry to the laundry room and office area.
The property includes deck storage area of approximately 45' x 28' and a carport area of approximately 1,800 square feet. Site is approximately 13.97 acres of stabilized surface, fully fenced with security lighting, with ingress and egress to Hwy 59/Future I69 or Lone Tree Rd.
Shop area 1 is approximately 48' wide by 100' long and includes two sets of 16' x 17' electric doors on each end of the building, along with three pedestrian doors and a safety/hand washing station. Shop area 2 is approximately 45' wide by 60' and includes a manual 9' x 10' roll-up door, with entry to the laundry room and office area.
The property includes deck storage area of approximately 45' x 28' and a carport area of approximately 1,800 square feet. Site is approximately 13.97 acres of stabilized surface, fully fenced with security lighting, with ingress and egress to Hwy 59/Future I69 or Lone Tree Rd.
Key Highlights
- Metal building built in 2012 on 13.97 acres of stabilized, fully fenced land with security lighting
- Approx. 12,321 sq. ft metal building divided into two shop areas plus office and a laundry area
- Shop area 1 approx. 48' x 100 with 20'-24' clearance, concrete floors, and ample lighting
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
$86,493
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
6.41%
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%
$1,729,860
$1.7M
Cap Rate 7%
$1,235,614
$1.2M
Cap Rate 9%
$961,033
$961.0K
Market Conditions
NOI Build-Up for 12,321 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
$147.9K $12.00/SF
− Vacancy
−$14.8K −$1.20/SF
EGI
$133.1K $10.80/SF
− OpEx
−$46.6K −$3.78/SF
NOI
$86.5K $7.02/SF
Area
Victoria County, TX
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,729,860
Cap Rate 7%
$1,235,614
Cap Rate 9%
$961,033
Alternative Uses
Best Use
Flex RnD
$1.24M
$1.08M – $1.44M
NOI $86,493 @ 7.0% cap · market cap 6.41%
Second Best
Warehouse
$1.10M
$963.1K – $1.28M
NOI $77,045 @ 7.0% cap · market cap 5.71%
Theoretical Best
Multifamily LT 5
$135.36M
$118.44M – $157.92M
NOI $9,475,135 @ 7.0% cap · market cap 701.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
233
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 77905, TX
15,282
Population
6,854
Households
2.2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
428.7 sq mi
ZIP Area
36
Density / Sq Mi
$81,925
Median Household Income
$43,522
Median Earnings
$1,094
Median Rent
$208,100
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?
Flex space - Metal warehouse built in 2012 with two shop areas, office, and laundry on a fully fenced 13.97-acre site.
Where is this flex space located?
The property is located at 8609 Lone Tree Road Victoria, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Metal building built in 2012 on 13.97 acres of stabilized, fully fenced land with security lighting; Approx. 12,321 sq. ft metal building divided into two shop areas plus office and a laundry area; Shop area 1 approx. 48' x 100 with 20'-24' clearance, concrete floors, and ample lighting
