Flex Space with Clear-Span
For Sale
Under Contract
$684,900
5141 W LOOP 281, Longview, TX 75604
COMMERCIAL, Longview, TX
Property Size9,200 SF
Lot Size1.63 Acres
Price / SF$74.45
Days on Market345
Property Features for 5141 W LOOP 281
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Paved Yard
Directions
South on High Street, right on W loop 281, Property on the left.
Subdivision
LGV ISD 114
Standard status
Active Under Contract
Lot size
1.63 Acres
Building Details
Year built
1981
Floors in Building
1
Number of units
1
Building materials
Concrete Block
Roof type
Flat
Listing Agency:
Summers Cook & Company
(903) 757-8686
Listed By:
Bud Summers · License #0465098
(903) 240-0095
Added: Sep 15, 2025
Changed: Aug 19
Last Checked: Aug 25 at 9:06PM
MLS# 20256343
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 flex space industrial service facility offers a combined professional office setup and large warehouse area. The front portion of the building is finished with multiple private offices, a reception area, and conference space for day-to-day operations. The rear includes a large clear-span warehouse with high ceilings, wide-open floor space, and multiple overhead doors for access. Designated service bays and work areas support efficient workflow for heavy-duty and light industrial use.
The building is equipped with modern electrical, plumbing, and HVAC systems. Constructed with concrete block and a flat roof, it was built in 1981. The property sits on a 1.63-acre lot with ample parking and yard space, supporting outdoor storage or future growth.
Located at 5141 W LOOP 281 in Longview, TX 75604 within Gregg County, the facility is positioned for convenient access to major roads, highways, and transportation routes for employees, clients, and deliveries.
The building is equipped with modern electrical, plumbing, and HVAC systems. Constructed with concrete block and a flat roof, it was built in 1981. The property sits on a 1.63-acre lot with ample parking and yard space, supporting outdoor storage or future growth.
Located at 5141 W LOOP 281 in Longview, TX 75604 within Gregg County, the facility is positioned for convenient access to major roads, highways, and transportation routes for employees, clients, and deliveries.
Key Highlights
- 9,200 SF flex space industrial service facility with office, warehouse, and service areas
- 1.63‑acre lot with ample parking and yard space for outdoor storage or expansion
- Front office buildout includes multiple private offices plus reception and conference space
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
$53,741
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
7.85%
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%
$1,074,820
$1.1M
Cap Rate 7%
$767,729
$767.7K
Cap Rate 9%
$597,122
$597.1K
Market Conditions
NOI Build-Up for 9,200 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
$83.9K $9.12/SF
− Vacancy
−$7.1K −$0.78/SF
EGI
$76.8K $8.34/SF
− OpEx
−$23.0K −$2.50/SF
NOI
$53.7K $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%
$1,074,820
Cap Rate 7%
$767,729
Cap Rate 9%
$597,122
Alternative Uses
Best Use
Office B
$2.20M
$1.92M – $2.56M
NOI $153,889 @ 7.0% cap · market cap 22.47%
Second Best
Warehouse
$932.2K
$815.7K – $1.09M
NOI $65,256 @ 7.0% cap · market cap 9.53%
Theoretical Best
Hotel Hospitality
$6.93M
$6.06M – $8.08M
NOI $485,070 @ 7.0% cap · market cap 70.82%
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75604, TX
30,752
Population
13,579
Households
2.3
Avg Household Size
36
Median Age
23%
College-Educated
85%
High-School Grad
44.1 sq mi
ZIP Area
697
Density / Sq Mi
$67,826
Median Household Income
$40,484
Median Earnings
$1,058
Median Rent
$189,900
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?
Flex space - Flex space facility built in 1981 with office reception, conference space, and a clear-span warehouse with multiple overhead doors.
Where is this flex space located?
The property is located at 5141 W LOOP 281 Longview, TX.
What is the asking price?
The asking price for this property is $684,900.
What are key features of this property?
This property features: 9,200 SF flex space industrial service facility with office, warehouse, and service areas; 1.63‑acre lot with ample parking and yard space for outdoor storage or expansion; Front office buildout includes multiple private offices plus reception and conference space
