Flex Space with
For Sale
$289,900
100 100 Tex Pack Street, Longview, TX 75604
Combined office and warehouse improvements support administrative, storage, shipping, and equipment-related operations.
Property Size3,575 SF
Price / SF$81.09
Days on Market361
Property Features for 100 100 Tex Pack Street
General Information
Standard status
Active
Size
3,575 SF
Property subtype
Industrial
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
2,755 SF
Office Build-Out
772 SF
Dock-High Doors
1
Amenities
3
Building Details
Year Built
1978
Buildings
1
Building Size
3,575 SF
Listing Agency:
Real Broker, LLC
(903) 235-0063
Listed By:
Teresa Angelo · License #0637126
(903) 235-0063
Source:
Xome
Added: Aug 28, 2025
Changed: Aug 16
Last Checked: Aug 22 at 3:56AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Broker, LLC
Investment Insights
Based on property information with market context.
This 1978 flex-space property combines a professional office component with a functional warehouse. The office layout includes a 335-square-foot reception area, two private offices measuring 247 and 190 square feet, and two bathrooms. The warehouse contains approximately 2,755 square feet and is equipped with three overhead doors plus a loading dock for material handling and deliveries.
A fenced area behind the warehouse provides secured outdoor space for vehicles or stored materials. The property is located on Tex Pack Street in Longview, approximately one minute from Maude Cobb Convention Center and the Longview Fairgrounds.
A fenced area behind the warehouse provides secured outdoor space for vehicles or stored materials. The property is located on Tex Pack Street in Longview, approximately one minute from Maude Cobb Convention Center and the Longview Fairgrounds.
Key Highlights
- 1978 flex‑space property with office and warehouse components
- Approximately 2,755 sqft warehouse area
- 335 sqft front reception office plus 247 sqft and 190 sqft private offices
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
$25,358
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
8.75%
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%
$507,160
$507.2K
Cap Rate 7%
$362,257
$362.3K
Cap Rate 9%
$281,756
$281.8K
Market Conditions
NOI Build-Up for 3,575 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
$32.6K $9.12/SF
− Vacancy
−$2.8K −$0.78/SF
EGI
$29.8K $8.34/SF
− OpEx
−$4.5K −$1.25/SF
NOI
$25.4K $7.09/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$9.12 /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%
$507,160
Cap Rate 7%
$362,257
Cap Rate 9%
$281,756
Alternative Uses
Best Use
Office B
$854.3K
$747.5K – $996.7K
NOI $59,799 @ 7.0% cap · market cap 20.63%
Second Best
Warehouse
$362.3K
$317.0K – $422.6K
NOI $25,358 @ 7.0% cap · market cap 8.75%
Theoretical Best
Hotel Hospitality
$2.69M
$2.36M – $3.14M
NOI $188,492 @ 7.0% cap · market cap 65.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Balanced
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 - Combined office and warehouse improvements support administrative, storage, shipping, and equipment-related operations.
Where is this flex space located?
The property is located at 100 100 Tex Pack Street Longview, TX.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: 1978 flex‑space property with office and warehouse components; Approximately 2,755 sqft warehouse area; 335 sqft front reception office plus 247 sqft and 190 sqft private offices
