Two-Complex Office
For Sale
$1,350,000
2753 & 2755 SH 322, Longview, TX 75603
COMMERCIAL, Longview, TX
Property Size17,425 SF
Lot Size2.69 Acres
Price / SF$77.47
Days on Market190
Property Features for 2753 & 2755 SH 322
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Concrete Yard, Fenced Parking, Fenced Yard, Gravel Yard, Landscaped, Lighted Parking, Paved Yard, Sprinklered
Directions
From Longview Hwy 149, right on Hwy 322 towards airport, property on right, sign in front.
Subdivision
LGV ISD 114
Standard status
Active
Lot size
2.69 Acres
Amenities
gated entrance
fenced
conference rooms
kitchen
dining area
workshop
storage
concrete vault
overhead roll up doors
Building Details
Year built
2009
Floors in Building
1
Number of units
2
Building materials
Metal, Metal Siding, Metal Studs, Slab, Stucco
Roof type
Metal
Listing Agency:
BOLD Real Estate Group
(903) 291-1811
Listed By:
Roxanne Browning
(903) 746-5333
Added: Mar 2
Changed: Aug 25
Last Checked: Sep 8 at 1:06AM
MLS# 20261473
Copyright © 2026 Longview Area 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 office property comprises two separate metal buildings at 2753 and 2755 SH 322. The front building, completed in 2009, contains approximately 7,225 square feet with 13 offices, two conference rooms, three ADA-compliant bathrooms, a kitchen and dining area, storage, a workshop, and loft storage. The rear building was completed in 2010 and provides approximately 10,200 square feet with 22 offices, a conference room, three bathrooms, storage, a workshop, a concrete vault, and overhead roll-up doors.
The site has a gated entrance, full fencing, and more than 40 designated parking spaces. Its SH 322 setting provides access near the airport, with Interstate 20 and US highway connections serving broader East Texas travel. Metal construction, slab foundations, metal roofing, and stucco elements are identified throughout the improvements. The buildings can support continued office use or interior reconfiguration, subject to applicable approvals.
The site has a gated entrance, full fencing, and more than 40 designated parking spaces. Its SH 322 setting provides access near the airport, with Interstate 20 and US highway connections serving broader East Texas travel. Metal construction, slab foundations, metal roofing, and stucco elements are identified throughout the improvements. The buildings can support continued office use or interior reconfiguration, subject to applicable approvals.
Key Highlights
- Two separate office buildings totaling approximately 17,425 square feet
- Front building: approximately 7,225 sq. ft., 13 offices, two conference rooms, and three ADA‑compliant bathrooms
- Rear building: approximately 10,200 sq. ft., 22 offices, conference room, concrete vault, and overhead roll‑up doors
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
$101,786
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
7.54%
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%
$2,035,720
$2.0M
Cap Rate 7%
$1,454,086
$1.5M
Cap Rate 9%
$1,130,956
$1.1M
Market Conditions
NOI Build-Up for 17,425 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
$158.9K $9.12/SF
− Vacancy
−$13.5K −$0.78/SF
EGI
$145.4K $8.34/SF
− OpEx
−$43.6K −$2.50/SF
NOI
$101.8K $5.84/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$9.12 /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%
$2,035,720
Cap Rate 7%
$1,454,086
Cap Rate 9%
$1,130,956
Alternative Uses
Best Use
Office B
$4.16M
$3.64M – $4.86M
NOI $291,469 @ 7.0% cap · market cap 21.59%
Second Best
Industrial
$1.45M
$1.27M – $1.70M
NOI $101,786 @ 7.0% cap · market cap 7.54%
Theoretical Best
Hotel Hospitality
$13.12M
$11.48M – $15.31M
NOI $918,733 @ 7.0% cap · market cap 68.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
35
Office units
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 75603, TX
5,784
Population
2,983
Households
1.9
Avg Household Size
45
Median Age
25%
College-Educated
93%
High-School Grad
53.0 sq mi
ZIP Area
109
Density / Sq Mi
$67,067
Median Household Income
$32,375
Median Earnings
$687
Median Rent
$175,200
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 - Gated, fully enclosed office campus with separate buildings, substantial parking, and adaptable workspace configurations.
Where is this office building located?
The property is located at 2753 & 2755 SH 322 Longview, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two separate office buildings totaling approximately 17,425 square feet; Front building: approximately 7,225 sq. ft., 13 offices, two conference rooms, and three ADA‑compliant bathrooms; Rear building: approximately 10,200 sq. ft., 22 offices, conference room, concrete vault, and overhead roll‑up doors
