Waterfront Industrial
For Sale
Contact for pricing
TR 87E & TR87F Rainbow Lane, Port Arthur, TX 77642
Heavy industrial zoning and a private dock support marine-oriented commercial operations.
Property Size2,000 SF
Price / SF$80
Days on Market11
Property Features for TR 87E & TR87F Rainbow Lane
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Retail, Industrial
Zoning
HI
Building Details
Buildings
1
Units
1
Listing Agency:
Lange Realty Group
(409) 289-2289
Listed By:
Heather Lange · License #9014834
Source:
Crexi
Added: Aug 14
Changed: Aug 21
Last Checked: Aug 23 at 4:24PM
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 Lange Realty Group
Investment Insights
Based on property information with market context.
This industrial property includes approximately 2,000 square feet of shop space within a bulkheaded waterfront lot. Direct canal access connects the site to the Neches River, while a private dock accommodates workboat access. The HI zoning designation supports the property’s heavy industrial profile.
Located on Rainbow Lane in Port Arthur, Texas, the site is configured for waterfront commercial activity. The shop can accommodate fabrication, equipment storage, vessel maintenance, and related operational functions. Potential applications identified for the property include boat and barge repair, tugboat maintenance, marine engine repair, commercial fishing equipment service, marine component fabrication, and workboat staging. An adjacent lot is also available for purchase.
Located on Rainbow Lane in Port Arthur, Texas, the site is configured for waterfront commercial activity. The shop can accommodate fabrication, equipment storage, vessel maintenance, and related operational functions. Potential applications identified for the property include boat and barge repair, tugboat maintenance, marine engine repair, commercial fishing equipment service, marine component fabrication, and workboat staging. An adjacent lot is also available for purchase.
Key Highlights
- Approximately 2,000 square feet of shop space
- Direct canal access to the Neches River
- Private dock for workboat access
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
$10,180
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
6.36%
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%
$203,600
$203.6K
Cap Rate 7%
$145,429
$145.4K
Cap Rate 9%
$113,111
$113.1K
Market Conditions
NOI Build-Up for 2,000 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
$15.5K $7.76/SF
− Vacancy
−$978 −$0.49/SF
EGI
$14.5K $7.27/SF
− OpEx
−$4.4K −$2.18/SF
NOI
$10.2K $5.09/SF
Area
Jefferson County, TX
Vacancy
6.30%
Lease Rate
$7.76 /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%
$203,600
Cap Rate 7%
$145,429
Cap Rate 9%
$113,111
Alternative Uses
Best Use
Industrial
$145.4K
$127.3K – $169.7K
NOI $10,180 @ 7.0% cap · market cap 6.36%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$22.47M
$19.66M – $26.22M
NOI $1,572,959 @ 7.0% cap · market cap 983.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 77642, TX
39,017
Population
16,234
Households
2.4
Avg Household Size
34
Median Age
11%
College-Educated
74%
High-School Grad
19.7 sq mi
ZIP Area
1,981
Density / Sq Mi
$41,677
Median Household Income
$35,108
Median Earnings
$944
Median Rent
$96,100
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?
Industrial property - Heavy industrial zoning and a private dock support marine-oriented commercial operations.
Where is this industrial property located?
The property is located at TR 87E & TR87F Rainbow Lane Port Arthur, TX.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: Approximately 2,000 square feet of shop space; Direct canal access to the Neches River; Private dock for workboat access
