Barndominium Flex Warehouse with Overhead
For Sale
$498,950
4857 Page Road, Longview, TX 75605
COMMERCIAL, Longview, TX
Property Size5,000 SF
Price / SF$99.79
Days on Market301
Property Features for 4857 Page Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From Gilmer, take 300 S to George Richy rd. Left on George Richy rd to US 259. Right on US 259 to TX Loop 281. Left on US Loop 281 to Page rd. Left onto Page rd. House is at the end of the Rd on the left.
Subdivision
HALLSVILLE ISD 223
Standard status
Active
Building Details
Number of units
1
Building materials
Metal, Slab
Roof type
Metal
Listing Agency:
Texas Real Estate Executives
(903) 680-4663
Listed By:
Keddrick Johnson
(903) 239-1704
Added: Nov 11, 2025
Changed: Aug 19
Last Checked: Sep 8 at 10:06PM
MLS# 20258325
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.
Built in 2012, this barndominium flex warehouse offers approximately 5,000 square feet of combined living and shop space. The lower level includes 1,700 square feet of living area with three bedrooms, a generous living room, a roomy kitchen with ample storage, and a half bathroom. The upper level features a spacious open-plan area with additional sleeping accommodations. The shop is configured for flexible vehicle or equipment storage, with capability for housing a camper, RV, or even a double-decker bus, and includes high bay LED lighting, a natural gas outlet, water access on the upper floor, and 11-inch ceiling insulation with 4-inch wall insulation. The property is also prepared for a 4-foot exhaust fan and includes an alarm system.
Set on a corner lot spanning over an acre in the Hallsville ISD area near Longview, the building is equipped with two 200-amp electrical panels, multiple 240-volt outlets, and overhead doors including two 12-foot doors and one 14-foot door. The home/shop setup also includes a built-in convenience suite of utility and safety features, such as the alarm system and facility power capacity, intended to support a range of storage and use arrangements.
Per the provided information, there are no usage restrictions, which the seller notes creates options for both residential and commercial purposes. For more information or to arrange a viewing, please contact the listing agent.
Set on a corner lot spanning over an acre in the Hallsville ISD area near Longview, the building is equipped with two 200-amp electrical panels, multiple 240-volt outlets, and overhead doors including two 12-foot doors and one 14-foot door. The home/shop setup also includes a built-in convenience suite of utility and safety features, such as the alarm system and facility power capacity, intended to support a range of storage and use arrangements.
Per the provided information, there are no usage restrictions, which the seller notes creates options for both residential and commercial purposes. For more information or to arrange a viewing, please contact the listing agent.
Key Highlights
- Barndominium built in 2012 with metal construction and a metal roof
- Over 1‑acre corner lot in the Hallsville ISD area near Longview
- 5,000 SF property: 1,700 SF living space with 3 bedrooms on the lower level plus a half bath
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
$37,374
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
7.49%
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%
$747,480
$747.5K
Cap Rate 7%
$533,914
$533.9K
Cap Rate 9%
$415,267
$415.3K
Market Conditions
NOI Build-Up for 5,000 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
$72.6K $14.52/SF
− Vacancy
−$4.6K −$0.93/SF
EGI
$68.0K $13.59/SF
− OpEx
−$30.6K −$6.12/SF
NOI
$37.4K $7.47/SF
Area
Gregg County, TX
Vacancy
6.40%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
45.00%
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%
$747,480
Cap Rate 7%
$533,914
Cap Rate 9%
$415,267
Alternative Uses
Best Use
Apartment 5plus
$533.9K
$467.2K – $622.9K
NOI $37,374 @ 7.0% cap · market cap 7.49%
Second Best
Warehouse
$506.6K
$443.3K – $591.1K
NOI $35,465 @ 7.0% cap · market cap 7.11%
Theoretical Best
Hotel Hospitality
$3.77M
$3.30M – $4.39M
NOI $263,625 @ 7.0% cap · market cap 52.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Built in 2012, this barndominium flex warehouse includes vehicle-ready shop space with multiple overhead doors and utility power.
Where is this flex space located?
The property is located at 4857 Page Road Longview, TX.
What is the asking price?
The asking price for this property is $498,950.
What are key features of this property?
This property features: Barndominium built in 2012 with metal construction and a metal roof; Over 1‑acre corner lot in the Hallsville ISD area near Longview; 5,000 SF property: 1,700 SF living space with 3 bedrooms on the lower level plus a half bath
