Professional Office
For Sale
$1,100,000
15821 Highway 175, Mabank, TX 75143
CommercialSale, Mabank, TX
Property Size4,920 SF
Lot Size1.00 Acre
Price / SF$223.58
Days on Market78
Property Features for 15821 Highway 175
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
COMMERCIAL
Security features
Security
Subdivision
Jg Jacobs A-254
Directions
LOCATED ON HWY 175 WEST OF JUST WEST OF CEDAR CREEK COUNTRY CLUB.
Standard status
Active
APN
8518
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
JNO G JACOBS, TRACT 70.00; 20.86 ACRES
Tax Annual Amount
29817
Legal Description
JNO G JACOBS, TRACT 70.00; 20.86 ACRES
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
reception area
waiting areas
meeting room
lavatories
kitchen
coffee bar
copy area
work room
IT room
storage
Building Details
Year built
2021
Floors in Building
1
Number of units
1
Building materials
Brick
Roof type
Composition
Listing Agency:
Coldwell Banker American Dream · Coldwell Banker Real Estate
(903) 887-7055
Listed By:
Buck Gentry · License #0416423
(903) 887-7055
Added: Jun 8
Changed: Aug 23
Last Checked: Aug 24 at 10:06PM
MLS# 20960226
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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.
Constructed in 2021, this 4,920-square-foot office building is arranged for multiple occupants and is currently leased to two businesses. The west side includes five offices, two suites, a separate reception area, kitchen, work room, IT room, and storage. A central reception and divided waiting areas serve the main building, which also provides a large meeting room, separate men’s and women’s restrooms, kitchen, coffee bar, and copy area. The east side contains six large office suites, including two used as meeting rooms.
The property occupies 1 acre along Highway 175 west of Mabank, near Cedar Creek Lake. Concrete improvements include 35 parking spaces, with two designated for handicapped parking. Public water and public sewer serve the property, while heating and cooling are provided through electric central systems. Brick construction and a composition roof complete the building improvements.
The property occupies 1 acre along Highway 175 west of Mabank, near Cedar Creek Lake. Concrete improvements include 35 parking spaces, with two designated for handicapped parking. Public water and public sewer serve the property, while heating and cooling are provided through electric central systems. Brick construction and a composition roof complete the building improvements.
Key Highlights
- 4,920 SQ FT office building constructed in 2021
- Currently leased to two businesses
- West side includes 5 offices, 2 suites, kitchen, reception, work room, IT room, and storage
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
$82,297
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
7.48%
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%
$1,645,940
$1.6M
Cap Rate 7%
$1,175,671
$1.2M
Cap Rate 9%
$914,411
$914.4K
Market Conditions
NOI Build-Up for 4,920 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
$151.1K $30.72/SF
− Vacancy
−$41.4K −$8.42/SF
EGI
$109.7K $22.30/SF
− OpEx
−$27.4K −$5.58/SF
NOI
$82.3K $16.73/SF
Area
Henderson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$1,645,940
Cap Rate 7%
$1,175,671
Cap Rate 9%
$914,411
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,297 @ 7.0% cap · market cap 7.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,150 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 75143, TX
15,349
Population
7,088
Households
2.2
Avg Household Size
45
Median Age
18%
College-Educated
86%
High-School Grad
181.9 sq mi
ZIP Area
84
Density / Sq Mi
$68,996
Median Household Income
$41,273
Median Earnings
$1,163
Median Rent
$173,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Leased office property with multiple suites, meeting areas, reception spaces, kitchens, and dedicated parking.
Where is this office building located?
The property is located at 15821 Highway 175 Mabank, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,920 SQ FT office building constructed in 2021; Currently leased to two businesses; West side includes 5 offices, 2 suites, kitchen, reception, work room, IT room, and storage
