Historic Downtown Beaumont Office
For Sale
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905 Orleans St, Beaumont, TX
High-end office space in historic downtown Beaumont.
Property Size7,200 SF
Lot Size0.25 Acres
Price / SF$298.61
Days on Market621
Property Features for 905 Orleans St
General Information
Standard status
Active
Size
7,200 SF
Lot size
0.25 Acres
Property subtype
OFFICE
Lease Type
Full Service
Properties For Sale
at 905 Orleans St Contact us- Floor
- 2nd
- Size
- 7,200 SF
- Type
- OFFICE
- Lease Type
- FULL_SERVICE
- Availability
- AVAILABLE
Historic Professional Office Space
Located on a signalized corner in historic downtown Beaumont adjacent to the Jefferson...
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Listing Agency:
Wheeler Commercial
Listed By:
Lee Y. Wheeler III · License #0467055
(409) 899-3300
Source:
Moodyscre
Added: Jan 1, 2025
Changed: Sep 6
Last Checked: Sep 13 at 4:40AM
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 Wheeler Commercial
Investment Insights
Based on property information with market context.
Located on a signalized corner in historic downtown Beaumont, adjacent to the Jefferson County Courthouse and the Beaumont Police HQ, this historic property offers high-end office space. The property has a size of 7,200 square feet.
Key Highlights
- Located in historic downtown Beaumont
- Adjacent to Jefferson County Courthouse
- Adjacent to Beaumont Police HQ
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
$83,398
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
3.88%
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%
$1,667,960
$1.7M
Cap Rate 7%
$1,191,400
$1.2M
Cap Rate 9%
$926,644
$926.6K
Market Conditions
NOI Build-Up for 7,200 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
$142.6K $19.80/SF
− Vacancy
−$31.4K −$4.36/SF
EGI
$111.2K $15.44/SF
− OpEx
−$27.8K −$3.86/SF
NOI
$83.4K $11.58/SF
Area
Beaumont, TX
Vacancy
22.00%
Lease Rate
$19.80 /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%
$1,667,960
Cap Rate 7%
$1,191,400
Cap Rate 9%
$926,644
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,398 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $119,025 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
938
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - High-end office space in historic downtown Beaumont.
Where is this office units located?
The property is located at 905 Orleans St Beaumont, TX.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Located in historic downtown Beaumont; Adjacent to Jefferson County Courthouse; Adjacent to Beaumont Police HQ
