Crane-Served Manufacturing
For Sale
Contact for pricing
10792 S HWY 271, Gladewater, TX 75604
The facility combines manufacturing use with heavy power service.
Property Size20,530 SF
Price / SF$65.76
Days on Market27
Property Features for 10792 S HWY 271
General Information
Standard status
Active
Size
20,530 SF
Property subtype
Office, Industrial
Lease Type
NNN
Additional Details
Heavy Power
Yes
Building Details
Tenancy
Single
Listing Agency:
JBK Enterprises
(903) 753-2350
Listed By:
John King · License #TX
Source:
Crexi
Added: Jul 16
Changed: Aug 11
Last Checked: Aug 11 at 4:33AM
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 JBK Enterprises
Investment Insights
Based on property information with market context.
Located at 10792 S HWY 271 in Gladewater, Texas, this manufacturing property contains 20,530 square feet of space. The facility is configured as a shop with crane service and heavy power, supporting industrial operations that require substantial electrical capacity and lifting capability.
Key Highlights
- 20,530‑square‑foot manufacturing property
- Crane‑served shop configuration
- Heavy power service
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
$119,923
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
8.88%
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%
$2,398,460
$2.4M
Cap Rate 7%
$1,713,186
$1.7M
Cap Rate 9%
$1,332,478
$1.3M
Market Conditions
NOI Build-Up for 20,530 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
$187.2K $9.12/SF
− Vacancy
−$15.9K −$0.78/SF
EGI
$171.3K $8.34/SF
− OpEx
−$51.4K −$2.50/SF
NOI
$119.9K $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%
$2,398,460
Cap Rate 7%
$1,713,186
Cap Rate 9%
$1,332,478
Alternative Uses
Best Use
Warehouse
$2.08M
$1.82M – $2.43M
NOI $145,621 @ 7.0% cap · market cap 10.79%
Second Best
Industrial
$1.71M
$1.50M – $2.00M
NOI $119,923 @ 7.0% cap · market cap 8.88%
Theoretical Best
Hotel Hospitality
$15.46M
$13.53M – $18.04M
NOI $1,082,444 @ 7.0% cap · market cap 80.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - The facility combines manufacturing use with heavy power service.
Where is this manufacturing property located?
The property is located at 10792 S HWY 271 Gladewater, TX.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 20,530‑square‑foot manufacturing property; Crane‑served shop configuration; Heavy power service
