Freestanding Storefront with
For Sale
$325,000
100 E Upshur, Gladewater, TX 75647
Freestanding commercial building with city utility access and an existing under-mount grease trap.
Property Size2,020 SF
Price / SF$160.89
Days on Market9
Property Features for 100 E Upshur
General Information
Standard status
Active
Size
2,020 SF
Property subtype
Commercial
Site & Location
Drive-Thru
Yes
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Grease Trap
Yes
Building Details
Buildings
1
Listing Agency:
Scarborough Commercial Real Estate
Listed By:
Samuel Scarborough · License #687976
(903) 570-7366
Source:
Easttxhomesforsale
Added: Aug 28
Changed: Sep 4
Last Checked: Sep 4 at 3:02PM
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 Scarborough Commercial Real Estate
Investment Insights
Based on property information with market context.
This 2,020 SF freestanding storefront at 100 E Upshur includes a drive-through lane and city utility access. The building has supported gas station, cash store, and BBQ restaurant operations; the original fuel tanks and dispensers have been removed. A 5-gallon under-mount grease trap remains from the restaurant use, providing an existing feature for food-service repositioning.
The property is located at the intersection of Hwy 80 and Hwy 271 in Gladewater, Texas, across from Gladewater’s antique shopping district and near Skipper’s Pier. Its commercial setting and drive-through configuration provide a flexible physical platform for retail, restaurant, coffee, or service-oriented occupancy, subject to applicable approvals and use requirements.
The property is located at the intersection of Hwy 80 and Hwy 271 in Gladewater, Texas, across from Gladewater’s antique shopping district and near Skipper’s Pier. Its commercial setting and drive-through configuration provide a flexible physical platform for retail, restaurant, coffee, or service-oriented occupancy, subject to applicable approvals and use requirements.
Key Highlights
- 2,020 SF freestanding storefront building
- Drive‑through lane included
- City utility access serves the property
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
$27,361
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
8.42%
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%
$547,220
$547.2K
Cap Rate 7%
$390,871
$390.9K
Cap Rate 9%
$304,011
$304.0K
Market Conditions
NOI Build-Up for 2,020 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
$41.5K $20.52/SF
− Vacancy
−$2.4K −$1.17/SF
EGI
$39.1K $19.35/SF
− OpEx
−$11.7K −$5.81/SF
NOI
$27.4K $13.55/SF
Area
Gregg County, TX
Vacancy
5.70%
Lease Rate
$20.52 /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%
$547,220
Cap Rate 7%
$390,871
Cap Rate 9%
$304,011
Alternative Uses
Best Use
Specialty Retail
$505.6K
$442.4K – $589.9K
NOI $35,394 @ 7.0% cap · market cap 10.89%
Second Best
Retail
$390.9K
$342.0K – $456.0K
NOI $27,361 @ 7.0% cap · market cap 8.42%
Theoretical Best
Hotel Hospitality
$1.52M
$1.33M – $1.78M
NOI $106,505 @ 7.0% cap · market cap 32.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75647, TX
13,485
Population
5,706
Households
2.4
Avg Household Size
40
Median Age
17%
College-Educated
85%
High-School Grad
88.6 sq mi
ZIP Area
152
Density / Sq Mi
$61,356
Median Household Income
$38,939
Median Earnings
$1,030
Median Rent
$164,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding commercial building with city utility access and an existing under-mount grease trap.
Where is this storefront property located?
The property is located at 100 E Upshur Gladewater, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2,020 SF freestanding storefront building; Drive‑through lane included; City utility access serves the property
