Remodeled Flex
For Sale
$425,000
342 W Cotton, Longview, TX 75602
COMMERCIAL, Longview, TX
Property Size6,800 SF
Price / SF$62.50
Days on Market187
Property Features for 342 W Cotton
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Heading East on Marshall Ave (HWY 80) turn Right on SH-63 Spur. Turn left on Cotton St. The property will be on your right behind the Longview Municipal Court.
Subdivision
LGV ISD 112
Standard status
Active
Amenities
break area with kitchen
conference room
Building Details
Year built
1966
Number of units
1
Building materials
Brick, Concrete Block
Listing Agency:
Ramsey Realty Group
(903) 759-3333
Listed By:
Janti Patel · License #0702321
(903) 241-8955
Added: Mar 2
Changed: Aug 19
Last Checked: Sep 5 at 1:06PM
MLS# 20261484
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 6,800 SF flex property in Longview combines a remodeled office component with an open warehouse area. The office layout includes eight private offices, a reception and waiting area, a separate reception office, a break area with kitchen, two ADA-compliant restrooms, and a large conference or training room. Fresh paint and new flooring extend throughout the building.
The warehouse provides open space for storage, equipment, or light manufacturing and connects conveniently to the loading dock. Concrete and asphalt parking are available at both the front and rear, while multiple entry points support access throughout the property. Originally built in 1966, the building features brick and concrete block construction and is located at 342 W Cotton in Longview, TX 75602.
The warehouse provides open space for storage, equipment, or light manufacturing and connects conveniently to the loading dock. Concrete and asphalt parking are available at both the front and rear, while multiple entry points support access throughout the property. Originally built in 1966, the building features brick and concrete block construction and is located at 342 W Cotton in Longview, TX 75602.
Key Highlights
- 6,800 SF office and warehouse building in Longview
- Eight private offices plus reception, waiting, and dedicated reception areas
- Two ADA‑compliant restrooms, kitchen break area, and large conference or training room
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
$32,516
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
7.65%
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%
$650,320
$650.3K
Cap Rate 7%
$464,514
$464.5K
Cap Rate 9%
$361,289
$361.3K
Market Conditions
NOI Build-Up for 6,800 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
$54.7K $8.04/SF
− Vacancy
−$4.6K −$0.68/SF
EGI
$50.0K $7.36/SF
− OpEx
−$17.5K −$2.57/SF
NOI
$32.5K $4.78/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
35.00%
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%
$650,320
Cap Rate 7%
$464,514
Cap Rate 9%
$361,289
Alternative Uses
Best Use
Office B
$1.62M
$1.42M – $1.90M
NOI $113,744 @ 7.0% cap · market cap 26.76%
Second Best
Warehouse
$689.0K
$602.9K – $803.9K
NOI $48,233 @ 7.0% cap · market cap 11.35%
Theoretical Best
Hotel Hospitality
$5.12M
$4.48M – $5.98M
NOI $358,530 @ 7.0% cap · market cap 84.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,186
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75602, TX
22,041
Population
8,131
Households
2.7
Avg Household Size
33
Median Age
14%
College-Educated
79%
High-School Grad
51.9 sq mi
ZIP Area
425
Density / Sq Mi
$56,659
Median Household Income
$30,199
Median Earnings
$970
Median Rent
$122,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Tuscan Pig Italian Kitchen — 401 S High St, Longview, TX 75601
- TCW chicken and more — 314 W Cotton St, Longview, TX 75601
Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse areas combine with a loading dock and multiple entry points.
Where is this flex space located?
The property is located at 342 W Cotton Longview, TX.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 6,800 SF office and warehouse building in Longview; Eight private offices plus reception, waiting, and dedicated reception areas; Two ADA‑compliant restrooms, kitchen break area, and large conference or training room
