Office Units with Flexible
For Sale
$1,645,200
3535 N Fourth St, Longview, TX 75605
COMMERCIAL, Longview, TX
Property Size8,226 SF
Lot Size0.57 Acres
Price / SF$200
Days on Market36
Property Features for 3535 N Fourth St
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Lighted Parking
Directions
From Loop 281 in Longview, travel north on North Fourth Street. Village Square will be located on the left at 3535 North Fourth Street, near the new CHRISTUS Medical Park. Enter the development and proceed to Building 100.
Subdivision
LGV ISD 111
Standard status
Active
Lot size
0.57 Acres
Building Details
Number of units
3
Building materials
Stucco
Roof type
Tile
Listing Agency:
Ramsey Realty Group
(903) 759-3333
Listed By:
Janti Patel · License #0702321
(903) 241-8955
Added: Jul 27
Changed: Aug 19
Last Checked: Aug 31 at 9:06AM
MLS# 20265384
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 8,226-square-foot office property is located in Village Square at 3535 N. Fourth Street, Building 100, in Longview. Delivered as a cold dark shell, the space allows the interior plan and finishes to be developed around the eventual occupant’s requirements. Three entrances face the front and three open to the rear, supporting configurations for one, two, or three occupants. The exterior combines stucco, stone, brick, and a tile roof.
The property adjoins the new CHRISTUS Medical Park and development, with Wallis Dermatology & Associates, East Texas Kidney Specialist, and Distefano Dental Studio identified among nearby medical professionals. Its 0.57-acre setting and office-unit configuration provide a substantial commercial footprint for a customized professional environment.
The property adjoins the new CHRISTUS Medical Park and development, with Wallis Dermatology & Associates, East Texas Kidney Specialist, and Distefano Dental Studio identified among nearby medical professionals. Its 0.57-acre setting and office-unit configuration provide a substantial commercial footprint for a customized professional environment.
Key Highlights
- 8,226‑square‑foot office property in Village Square
- Cold dark shell supports a customized interior plan
- Three front and three rear entrances accommodate one, two, or three occupants
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
$137,597
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
8.36%
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%
$2,751,940
$2.8M
Cap Rate 7%
$1,965,671
$2.0M
Cap Rate 9%
$1,528,856
$1.5M
Market Conditions
NOI Build-Up for 8,226 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
$252.7K $30.72/SF
− Vacancy
−$69.2K −$8.42/SF
EGI
$183.5K $22.30/SF
− OpEx
−$45.9K −$5.58/SF
NOI
$137.6K $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%
$2,751,940
Cap Rate 7%
$1,965,671
Cap Rate 9%
$1,528,856
Alternative Uses
Best Use
Office B
$1.97M
$1.72M – $2.29M
NOI $137,597 @ 7.0% cap · market cap 8.36%
Second Best
Healthcare Medical
$1.32M
$1.15M – $1.54M
NOI $92,323 @ 7.0% cap · market cap 5.61%
Theoretical Best
Hotel Hospitality
$6.20M
$5.42M – $7.23M
NOI $433,716 @ 7.0% cap · market cap 26.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
Demographics for 75605, TX
32,909
Population
16,425
Households
2
Avg Household Size
41
Median Age
30%
College-Educated
94%
High-School Grad
80.3 sq mi
ZIP Area
410
Density / Sq Mi
$75,665
Median Household Income
$48,040
Median Earnings
$1,186
Median Rent
$238,800
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 units - Cold dark shell offers a customizable interior for office or medical-oriented operations.
Where is this office units located?
The property is located at 3535 N Fourth St Longview, TX.
What is the asking price?
The asking price for this property is $1,645,200.
What are key features of this property?
This property features: 8,226‑square‑foot office property in Village Square; Cold dark shell supports a customized interior plan; Three front and three rear entrances accommodate one, two, or three occupants
