Commercial Land with
For Sale
$250,000
1.46 +/- Hwy 82, New Boston, TX 75570
COMMERCIAL - New Boston, TX
Property Size2,400 SF
Lot Size1.46 Acres
Price / SF$104.17
Days on Market118
Property Features for 1.46 +/- Hwy 82
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
-
Subdivision
JOHN KITTRELL
Directions
I-30 take Hwy 82 Exit. Property across from Loves.
Standard status
Active
Size
2,400 SF
Lot size
1.46 Acres
Building Details
Flooring type
Concrete
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Rip England Premier Realty LLC
(903) 628-1234
Listed By:
Rip England · License #0568738
(903) 277-2121
Added: Apr 29
Changed: Aug 4
Last Checked: Aug 24 at 12:06AM
MLS# 116302
Copyright © 2026 Texarkana Board 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 commercial land offering comprises approximately 1.46 acres with a 2,400-square-foot shop constructed with metal siding, a metal roof, and concrete flooring. City sewer access is available, and the property includes access and frontage along Hwy 82.
The site is positioned directly across Hwy 82 from the Love’s Truck Stop in New Boston, Texas. An adjacent 2.5-acre tract may also be acquired with the property, providing an additional assemblage option for buyers seeking a larger commercial holding.
The site is positioned directly across Hwy 82 from the Love’s Truck Stop in New Boston, Texas. An adjacent 2.5-acre tract may also be acquired with the property, providing an additional assemblage option for buyers seeking a larger commercial holding.
Key Highlights
- Approximately 1.46 acres with Hwy 82 access and frontage
- 2,400‑square‑foot shop with metal siding, metal roof, and concrete flooring
- City sewer access available
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
$15,007
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
6.00%
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%
$300,140
$300.1K
Cap Rate 7%
$214,386
$214.4K
Cap Rate 9%
$166,744
$166.7K
Market Conditions
NOI Build-Up for 2,400 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
$19.3K $8.04/SF
− Vacancy
−$1.6K −$0.68/SF
EGI
$17.7K $7.36/SF
− OpEx
−$2.6K −$1.10/SF
NOI
$15.0K $6.25/SF
Area
Bowie County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$300,140
Cap Rate 7%
$214,386
Cap Rate 9%
$166,744
Alternative Uses
Best Use
Warehouse
$214.4K
$187.6K – $250.1K
NOI $15,007 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,540 @ 7.0% cap · market cap 50.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 75570, TX
11,315
Population
3,638
Households
3.1
Avg Household Size
39
Median Age
16%
College-Educated
89%
High-School Grad
133.0 sq mi
ZIP Area
85
Density / Sq Mi
$66,003
Median Household Income
$40,080
Median Earnings
$779
Median Rent
$130,700
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?
Commercial land - The site includes highway access, city sewer access, and an existing shop.
Where is this commercial land located?
The property is located at 1.46 +/- Hwy 82 New Boston, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Approximately 1.46 acres with Hwy 82 access and frontage; 2,400‑square‑foot shop with metal siding, metal roof, and concrete flooring; City sewer access available
