Renovated Office
New
For Sale
$474,500
208 N Fredonia St., Longview, TX 75601
Commercial Sale, Longview, TX
Property Size2,500 SF
Lot Size0.06 Acres
Price / SF$189.80
Days on Market1
Property Features for 208 N Fredonia St.
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Interior features
Inside Storage
Lot features
Inside City Limits
Directions
From Longview, Head toward N High St. Turn right after Taco Bell (on the right). Turn left onto W Methvin St. Turn right onto N Fredonia St. Destination will be on the left.
Standard status
Active
Size
2,500 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
LTS 7B & 8B NCB 50 (PT LT 7 & 8) LONGVIEW ORIGINAL
Legal Description
LTS 7B & 8B NCB 50 (PT LT 7 & 8) LONGVIEW ORIGINAL
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Building materials
Brick
Additional Structures
Storage
Listing Agency:
The Agency Tyler
(903) 502-4900
Listed By:
Lin Reynolds · License #0814523
(903) 720-4720
Added: Sep 18
Last Checked: Sep 18 at 6:06PM
MLS# 26012934
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.
Located at 208 N Fredonia St. in Longview, this 2,500-square-foot brick office building sits on 0.06 acres and includes nine private offices, a custom reception area, rear storage, and adaptable interior rooms. Interior improvements include porcelain wood-look tile, insulated office walls, custom barn doors, LED lighting, upgraded ceiling tiles, custom cabinetry, granite countertops, and a tile accent wall. The property also offers a handicap-accessible bathroom and on-site plumbing provisions for additional bathroom, break room, laundry, and equipment needs.
Major building systems have been updated, including the electrical panel, gas lines, water heating, and plumbing. A 220V outlet supports specialized equipment, while sound-system wiring extends through the offices, rooms, and hallways. The roof was replaced and rebuilt in 2025 with a 60-mil TPO commercial roofing system and warranty. Public water and sewer serve the property, with on-street parking available.
Major building systems have been updated, including the electrical panel, gas lines, water heating, and plumbing. A 220V outlet supports specialized equipment, while sound-system wiring extends through the offices, rooms, and hallways. The roof was replaced and rebuilt in 2025 with a 60-mil TPO commercial roofing system and warranty. Public water and sewer serve the property, with on-street parking available.
Key Highlights
- 2,500 square feet on 0.06 acres
- Nine private offices with custom reception area
- 2025 roof replacement with 60‑mil TPO commercial roofing system and warranty
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
$41,818
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
8.81%
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%
$836,360
$836.4K
Cap Rate 7%
$597,400
$597.4K
Cap Rate 9%
$464,644
$464.6K
Market Conditions
NOI Build-Up for 2,500 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
$76.8K $30.72/SF
− Vacancy
−$21.0K −$8.42/SF
EGI
$55.8K $22.30/SF
− OpEx
−$13.9K −$5.58/SF
NOI
$41.8K $16.73/SF
Area
Gregg 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%
$836,360
Cap Rate 7%
$597,400
Cap Rate 9%
$464,644
Alternative Uses
Best Use
Office B
$597.4K
$522.7K – $697.0K
NOI $41,818 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.88M
$1.65M – $2.20M
NOI $131,813 @ 7.0% cap · market cap 27.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,719
Businesses Nearby
Explore this area
Business Placement
Demographics for 75601, TX
15,813
Population
6,545
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
88%
High-School Grad
9.1 sq mi
ZIP Area
1,738
Density / Sq Mi
$63,279
Median Household Income
$35,505
Median Earnings
$910
Median Rent
$193,800
Median Home Value
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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 building - Nine private offices, custom reception, upgraded systems, and flexible interior areas occupy a brick commercial property.
Where is this office building located?
The property is located at 208 N Fredonia St. Longview, TX.
What is the asking price?
The asking price for this property is $474,500.
What are key features of this property?
This property features: 2,500 square feet on 0.06 acres; Nine private offices with custom reception area; 2025 roof replacement with 60‑mil TPO commercial roofing system and warranty
