Masonry Retail
For Sale
$249,900
911 Sam Houston Drive, Victoria, TX 77901
CommercialSale, Victoria, TX
Property Size725 SF
Lot Size0.61 Acres
Price / SF$344.69
Days on Market106
Property Features for 911 Sam Houston Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Eat Farm
Lot features
City Lot, Half To One Acre Lot
Directions
From the Airport on business 59, take business 59 south to Sam Houston St, take a right go 2 red lights property is on the left at the 2nd red light
Standard status
Active
APN
46576
Size
725 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BLK 6, R 6, EAT FARM, LOT 1 T-3, ACRES .6054
Tax Annual Amount
2888
Legal Description
BLK 6, R 6, EAT FARM, LOT 1 T-3, ACRES .6054
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Flooring type
Concrete
Building materials
Masonry
Listing Agency:
RE/MAX Land & Homes · RE/MAX International
(361) 573-0444
Listed By:
John Lynn Quitta · License #0271062
(361) 571-7934
Added: May 20
Changed: Aug 19
Last Checked: Sep 2 at 3:06AM
MLS# 614397
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.
This freestanding retail property contains 725 square feet within a 0.6054-acre parcel. Constructed in 1960, the building features masonry construction and concrete flooring, with public water and public sewer serving the property. On-site parking is also identified as a property feature.
The property is located near Texas A&M University campus, Victoria College campus, and The Fine Arts Center in Victoria, Texas. Its compact footprint and established construction provide a straightforward commercial setting for a retail occupant or owner-user evaluating a smaller-format property.
The property is located near Texas A&M University campus, Victoria College campus, and The Fine Arts Center in Victoria, Texas. Its compact footprint and established construction provide a straightforward commercial setting for a retail occupant or owner-user evaluating a smaller-format property.
Key Highlights
- 725‑square‑foot retail building on a 0.6054‑acre parcel
- Masonry construction with concrete flooring
- Built in 1960
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
$10,476
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
4.19%
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%
$209,520
$209.5K
Cap Rate 7%
$149,657
$149.7K
Cap Rate 9%
$116,400
$116.4K
Market Conditions
NOI Build-Up for 725 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
$15.9K $21.96/SF
− Vacancy
−$955 −$1.32/SF
EGI
$15.0K $20.64/SF
− OpEx
−$4.5K −$6.19/SF
NOI
$10.5K $14.45/SF
Area
Victoria County, TX
Vacancy
6.00%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$209,520
Cap Rate 7%
$149,657
Cap Rate 9%
$116,400
Alternative Uses
Best Use
Retail
$149.7K
$131.0K – $174.6K
NOI $10,476 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$7.96M
$6.97M – $9.29M
NOI $557,542 @ 7.0% cap · market cap 223.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
694
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 95%
Dining 5%
U-Haul At Sam Houston Dr
Shops & Services
1,724 visits/mo
0.3 miles
Safelite AutoGlass
Shops & Services
508 visits/mo
0.5 miles
SUBWAY
Dining
113 visits/mo
0.5 miles
Demographics for 77901, TX
40,062
Population
17,438
Households
2.3
Avg Household Size
35
Median Age
15%
College-Educated
76%
High-School Grad
18.1 sq mi
ZIP Area
2,213
Density / Sq Mi
$57,728
Median Household Income
$33,127
Median Earnings
$1,105
Median Rent
$133,900
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Compact freestanding retail property with on-site parking and access to public water and sewer services.
Where is this retail space located?
The property is located at 911 Sam Houston Drive Victoria, TX.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: 725‑square‑foot retail building on a 0.6054‑acre parcel; Masonry construction with concrete flooring; Built in 1960
