Premium Office Building on
For Sale
$1,100,000
15821 Highway 175, Mabank, TX 75143
Professional office building near Cedar Creek Lake, leased to businesses.
Property Size6,300 SF
Price / SF$223.58
Days on Market125
Property Features for 15821 Highway 175
General Information
Standard status
Active
Size
6,300 SF
Property subtype
Commercial
Zoning
COMMERCIAL
Building Details
Building Size
6,300 SF
Year Built
2021
Stories
1
Units
1
Listing Agency:
Coldwell Banker American Dream
(903) 880-2444
Listed By:
Buck Gentry · License #0416423
(903) 880-2444
Source:
Signaturere
Added: Apr 22
Changed: Aug 24
Last Checked: Aug 24 at 1:23PM
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 Coldwell Banker American Dream
Investment Insights
Based on property information with market context.
This professional office building is located on Highway 175 west of Mabank, near Cedar Creek Lake. Constructed in 2021, the 4920 square-foot building is currently leased to two large businesses. The west side of the building features five offices, two suites, a kitchen, a separate reception area, a work room, an IT room, and storage. The main building includes a large reception area with divided waiting areas, a large main meeting room, his and her lavatories, a kitchen, a coffee bar area, and a copy area. The east side contains six large office suites, two of which are currently used as meeting rooms. The property has a concrete parking area with 35 spaces, including two handicapped spaces. The location on Highway 175 with heavy traffic makes this building suitable for a variety of businesses.
Key Highlights
- Premium professional office building built in 2021
- Currently leased to two large businesses
- Located on Hwy 175, close to Cedar Creek Lake, with heavy traffic count
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
$82,297
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
7.48%
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%
$1,645,940
$1.6M
Cap Rate 7%
$1,175,671
$1.2M
Cap Rate 9%
$914,411
$914.4K
Market Conditions
NOI Build-Up for 4,920 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
$151.1K $30.72/SF
− Vacancy
−$41.4K −$8.42/SF
EGI
$109.7K $22.30/SF
− OpEx
−$27.4K −$5.58/SF
NOI
$82.3K $16.73/SF
Area
Henderson County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$1,645,940
Cap Rate 7%
$1,175,671
Cap Rate 9%
$914,411
Alternative Uses
Best Use
Office B
$1.18M
$1.03M – $1.37M
NOI $82,297 @ 7.0% cap · market cap 7.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,150 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 75143, TX
15,349
Population
7,088
Households
2.2
Avg Household Size
45
Median Age
18%
College-Educated
86%
High-School Grad
181.9 sq mi
ZIP Area
84
Density / Sq Mi
$68,996
Median Household Income
$41,273
Median Earnings
$1,163
Median Rent
$173,200
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?
Office building - Professional office building near Cedar Creek Lake, leased to businesses.
Where is this office building located?
The property is located at 15821 Highway 175 Mabank, TX.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Premium professional office building built in 2021; Currently leased to two large businesses; Located on Hwy 175, close to Cedar Creek Lake, with heavy traffic count
