Building Details

Building materials Brick

Listing Agency: Keller Williams Realty-Tyler k***@kw.com Show Phone

Listed By: Terosa Jones · License #0714599 Show Phone

Added: Apr 27 Changed: Aug 20 Last Checked: Sep 8 at 9:06PM

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MLS# 26005978

Copyright © 2026 Greater Tyler Association of Realtors. 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 flex space property includes a brick commercial building on approximately 1 acre in LaRue, Texas. The site offers water and electric service, city sewer availability, an established driveway, and frontage along US Highway 175. Its highway position supports visibility for a range of potential commercial operations, including retail, office, warehouse, showroom, service business, or mixed-use applications. Road access accommodates customers, vendors, and deliveries. The property is suited to an owner-user or investor seeking a flexible commercial site with utility access and direct highway exposure.

Key Highlights

• Approximately 1 acre of commercial property
• Frontage and visibility along US Highway 175
• Brick commercial building

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

$38,942

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

8.67%

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%

$778,840 $778.8K

Cap Rate 7%

$556,314 $556.3K

Cap Rate 9%

$432,689 $432.7K

Market Conditions

NOI Build-Up for 7,500 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

$61.2K $8.16/SF

− Vacancy

−$5.6K −$0.74/SF

EGI

$55.6K $7.42/SF

− OpEx

−$16.7K −$2.23/SF

NOI

$38.9K $5.19/SF

Area

Henderson County, TX

Vacancy

9.10%

Lease Rate

$8.16 /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%

$778,840

Cap Rate 7%

$556,314

Cap Rate 9%

$432,689

Alternative Uses

Best Use

Flex RnD

$1.13M

$987.2K – $1.32M (±1% cap)

NOI $78,975 @ 7.0% cap · market cap 17.59%

Second Best

Industrial

$556.3K

$486.8K – $649.0K (±1% cap)

NOI $38,942 @ 7.0% cap · market cap 8.67%

Theoretical Best

Office A

$2.64M

$2.31M – $3.08M (±1% cap)

NOI $184,680 @ 7.0% cap · market cap 41.13%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 75770, TX

2,893

Population

1,360

Households

2.1

Avg Household Size

48

Median Age

28%

College-Educated

95%

High-School Grad

118.3 sq mi

ZIP Area

24

Density / Sq Mi

$96,908

Median Household Income

$51,109

Median Earnings

$877

Median Rent

$248,800

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Flex space - Brick commercial building with water, electric, and established driveway access.

Where is this flex space located?

The property is located at 1683 E US Hwy 175 Larue, TX.

What is the asking price?

The asking price for this property is $449,000.

What are key features of this property?

This property features: Approximately 1 acre of commercial property; Frontage and visibility along US Highway 175; Brick commercial building