Industrial Flex Building with
For Sale
$1,350,000
8609 LONE TREE VICTORIA TX 77905, Victoria, TX 77905
Metal building with two shop areas, office section, laundry, and fenced, secured outdoor storage.
Property Size12,321 SF
Price / SF$109.57
Days on Market379
Property Features for 8609 LONE TREE VICTORIA TX 77905
General Information
Standard status
Active
Size
12,321 SF
Property subtype
Commercial
Building Details
Year Built
2012
Stories
1
Listing Agency:
Woolson Real Estate Inc
(361) 571-0161
Listed By:
Nancy Garner · License #0319521
(361) 571-0161
Source:
Kwsanantonio
Added: Aug 11, 2025
Changed: Aug 23
Last Checked: Aug 24 at 3:07AM
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 Woolson Real Estate Inc
Investment Insights
Based on property information with market context.
Industrial flex building for sale featuring approximately 12,321 square feet of metal construction built in 2012. The interior is arranged with two separate shop areas plus an office section and a laundry area. Both shop areas have 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 points throughout. Shop area 1 includes two sets of 16' x 17' electric doors on each end of the building. Shop area 2 includes one manual 9' x 10' roll-up door, along with entry to the laundry room and office area. Deck storage is also noted, plus a safety/hand washing station.
The property includes 13.97 acres of stabilized surface that is fully fenced with security lighting, along with an 1,800 square foot carport area and ingress/egress access to Hwy 59/Future I-69 or Lone Tree Rd.
The two shop areas are connected by an 8' x 10' roll-up door and a pedestrian door, with additional pedestrian access points throughout. Shop area 1 includes two sets of 16' x 17' electric doors on each end of the building. Shop area 2 includes one manual 9' x 10' roll-up door, along with entry to the laundry room and office area. Deck storage is also noted, plus a safety/hand washing station.
The property includes 13.97 acres of stabilized surface that is fully fenced with security lighting, along with an 1,800 square foot carport area and ingress/egress access to Hwy 59/Future I-69 or Lone Tree Rd.
Key Highlights
- Approx. 12,321 SF metal building built in 2012 on 13.97 acres of stabilized, fully fenced property with security lighting
- Two shop areas plus office section and a laundry room; shops have pitched roofs with 20'-24' clearance, concrete floors, and ample lighting
- Shop area 1 measures approx. 48' x 100' with two sets of 16' x 17' electric doors on each end and 3 pedestrian doors
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
Industrial
$906.4K
$793.1K – $1.06M
NOI $63,448 @ 7.0% cap · market cap 4.70%
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
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-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
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Frequently Asked Questions
What type of property is this?
Flex space - Metal building with two shop areas, office section, laundry, and fenced, secured outdoor storage.
Where is this flex space located?
The property is located at 8609 LONE TREE VICTORIA TX 77905 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: Approx. 12,321 SF metal building built in 2012 on 13.97 acres of stabilized, fully fenced property with security lighting; Two shop areas plus office section and a laundry room; shops have pitched roofs with 20'-24' clearance, concrete floors, and ample lighting; Shop area 1 measures approx. 48' x 100' with two sets of 16' x 17' electric doors on each end and 3 pedestrian doors
