Commercial Land Redevelopment
For Sale
$300,000
1000 S Henderson Blvd, Kilgore, TX 75662
Corner-adjacent commercial land across from Kilgore College offers General Commercial zoning and strong street visibility.
Property Size1,271 SF
Price / SF$236.03
Days on Market212
Property Features for 1000 S Henderson Blvd
General Information
Standard status
Active
Size
1,271 SF
Zoning
GC
Additional Details
Traffic Count
13,164 vehicles/day
Taxes and HOA fees
Annual Taxes
$1,797
Listing Agency:
Drake Real Estate & Investments
(903) 571-8014
Listed By:
Brent Bradberry · License #0715170
(903) 571-8014
Source:
Exprealty
Added: Jan 12
Changed: Aug 12
Last Checked: Aug 11 at 1:05PM
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 Drake Real Estate & Investments
Investment Insights
Based on property information with market context.
This offering presents a redevelopment opportunity on a commercially zoned land site with frontage on S Henderson Blvd and Houston St. The property is positioned for an owner-user or investor looking to develop a retail or service concept within a flexible commercial zoning framework.
The site is directly across from Kilgore College in Gregg County, with the college noted as walkable from the property. It also benefits from measurable visibility along both roadways, with TxDOT-reported traffic counts of 13,164 VPD on Henderson Blvd (TxDOT ’24) and 2,370 VPD on Houston St (TxDOT ’23).
Zoned General Commercial (GC), the property supports a wide range of retail and service-oriented uses consistent with the stated zoning designation. For tenants, buyers, or operators evaluating sites near an established educational anchor, this location combines cross-street access with street-level exposure on two public corridors.
The site is directly across from Kilgore College in Gregg County, with the college noted as walkable from the property. It also benefits from measurable visibility along both roadways, with TxDOT-reported traffic counts of 13,164 VPD on Henderson Blvd (TxDOT ’24) and 2,370 VPD on Houston St (TxDOT ’23).
Zoned General Commercial (GC), the property supports a wide range of retail and service-oriented uses consistent with the stated zoning designation. For tenants, buyers, or operators evaluating sites near an established educational anchor, this location combines cross-street access with street-level exposure on two public corridors.
Key Highlights
- Corner‑adjacent commercial land directly across from Kilgore College in Kilgore, TX (Gregg County)
- Zoned General Commercial (GC), supporting a wide range of retail and service‑oriented uses
- Walking distance to Kilgore College
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
$17,216
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
5.74%
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%
$344,320
$344.3K
Cap Rate 7%
$245,943
$245.9K
Cap Rate 9%
$191,289
$191.3K
Market Conditions
NOI Build-Up for 1,271 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
$26.1K $20.52/SF
− Vacancy
−$1.5K −$1.17/SF
EGI
$24.6K $19.35/SF
− OpEx
−$7.4K −$5.81/SF
NOI
$17.2K $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%
$344,320
Cap Rate 7%
$245,943
Cap Rate 9%
$191,289
Alternative Uses
Best Use
Retail
$245.9K
$215.2K – $286.9K
NOI $17,216 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$957.3K
$837.7K – $1.12M
NOI $67,013 @ 7.0% cap · market cap 22.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13,164 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
Explore this area
Business Placement
Demographics for 75662, TX
25,002
Population
9,474
Households
2.6
Avg Household Size
37
Median Age
18%
College-Educated
83%
High-School Grad
126.8 sq mi
ZIP Area
197
Density / Sq Mi
$65,926
Median Household Income
$37,027
Median Earnings
$1,051
Median Rent
$165,700
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.
Frequently Asked Questions
What type of property is this?
Commercial land - Corner-adjacent commercial land across from Kilgore College offers General Commercial zoning and strong street visibility.
Where is this commercial land located?
The property is located at 1000 S Henderson Blvd Kilgore, TX.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Corner‑adjacent commercial land directly across from Kilgore College in Kilgore, TX (Gregg County); Zoned General Commercial (GC), supporting a wide range of retail and service‑oriented uses; Walking distance to Kilgore College
