Flex Space with Insulated
For Sale
$310,000
449 Us-175, Eustace, TX 75124
CommercialSale, Eustace, TX
Property Size2,075 SF
Lot Size3.50 Acres
Price / SF$149.40
Days on Market76
Property Features for 449 Us-175
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Carport
Subdivision
Eustace
Lot features
Acreage
Directions
Hwy 175 E to Eustace, straight through 2 stop lights then watch for property on left, SIY
Standard status
Active
APN
00604230000031
Size
2,075 SF
Lot size
3.50 Acres
Taxes and HOA fees
Tax Description
AB 60 J M BERTRAN SUR, TR 423
Tax Annual Amount
3556
Legal Description
AB 60 J M BERTRAN SUR, TR 423
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Flooring type
Combination, Vinyl, Laminate, Concrete
Building materials
Brick, MetalSiding, SteelSiding
Roof type
Shingle, Metal
Listing Agency:
Regal, REALTORS
(972) 771-6970
Listed By:
Bill Moomaw · License #0715236
(469) 766-0099
Added: Jun 8
Changed: Aug 21
Last Checked: Aug 22 at 8:06PM
MLS# 21175473
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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.
Set on 3.5 acres, this commercial property includes a 2,075-square-foot brick building with central heating and cooling, vinyl, laminate, and concrete flooring, plus a 2,400-square-foot fully insulated shop. The shop includes plumbing, electrical service, and HVAC, while a carport and storage building provide additional covered and enclosed support space.
The property fronts State Highway 175 between Mabank and Athens in Eustace, Texas. Public water and public sewer serve the site, and commercial zoning supports a range of business configurations. The existing improvements can accommodate office, administrative, light manufacturing, food service, event, production, or live-work applications as described for the property.
The property fronts State Highway 175 between Mabank and Athens in Eustace, Texas. Public water and public sewer serve the site, and commercial zoning supports a range of business configurations. The existing improvements can accommodate office, administrative, light manufacturing, food service, event, production, or live-work applications as described for the property.
Key Highlights
- 3.5‑acre commercial property along State Highway 175 between Mabank and Athens
- 2,075‑square‑foot brick building with central heating and cooling
- 2,400‑square‑foot fully insulated shop with plumbing, electrical service, and HVAC
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
$21,850
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
7.05%
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%
$437,000
$437.0K
Cap Rate 7%
$312,143
$312.1K
Cap Rate 9%
$242,778
$242.8K
Market Conditions
NOI Build-Up for 2,075 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
$37.4K $18.00/SF
− Vacancy
−$3.7K −$1.80/SF
EGI
$33.6K $16.20/SF
− OpEx
−$11.8K −$5.67/SF
NOI
$21.8K $10.53/SF
Area
Henderson County, TX
Vacancy
10.00%
Lease Rate
$18.00 /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%
$437,000
Cap Rate 7%
$312,143
Cap Rate 9%
$242,778
Alternative Uses
Best Use
Office B
$495.8K
$433.9K – $578.5K
NOI $34,709 @ 7.0% cap · market cap 11.20%
Second Best
Flex RnD
$312.1K
$273.1K – $364.2K
NOI $21,850 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$729.9K
$638.7K – $851.6K
NOI $51,095 @ 7.0% cap · market cap 16.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
111
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75124, TX
5,093
Population
2,371
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
91%
High-School Grad
89.2 sq mi
ZIP Area
57
Density / Sq Mi
$79,162
Median Household Income
$45,994
Median Earnings
$932
Median Rent
$195,300
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.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial property combines office-capable space with a separate shop and support improvements.
Where is this flex space located?
The property is located at 449 Us-175 Eustace, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 3.5‑acre commercial property along State Highway 175 between Mabank and Athens; 2,075‑square‑foot brick building with central heating and cooling; 2,400‑square‑foot fully insulated shop with plumbing, electrical service, and HVAC
