Flex Warehouse Office
For Sale
$999,000
15821 E Highway 175, Mabank, TX 75143
Flex facility includes a large foam-insulated warehouse with multiple roll-up doors and office buildout on two levels.
Property Size7,200 SF
Lot Size0.50 Acres
Price / SF$114.83
Days on Market48
Property Features for 15821 E Highway 175
General Information
Standard status
Active
Size
7,200 SF
Lot size
0.50 Acres
Property subtype
Commercial
Zoning
COMM
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
10
Building Details
Building Size
7,200 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:
Cornerstonehomeandranch
Added: Jul 8
Changed: Aug 23
Last Checked: Aug 24 at 2:46PM
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 flex warehouse office facility is currently configured as an office for Cedar Creek Pools and parks construction equipment and storage. The property includes a large 60x120 building with 6 roll-up doors and 4 walk-through doors, along with foam-insulated warehouse space. The downstairs area is approximately 1,200 square feet and features a large office area, two smaller offices, two bathrooms, and a kitchenette. The upstairs area is approximately 1,500 square feet and includes eight offices plus a full-size kitchen and dining area, supporting a split office-and-operations layout.
The property sits on 0.503 acres on Highway 175, located between Kemp and Mabank, close to Cedar Creek Lake. The combination of loading access and office space makes the building suitable for businesses needing on-site administrative space and storage for equipment or materials.
With a substantial warehouse component alongside two floors of office improvements, the building offers a practical structure for day-to-day operations in a single location, supported by multiple overhead and walk-through entry points.
The property sits on 0.503 acres on Highway 175, located between Kemp and Mabank, close to Cedar Creek Lake. The combination of loading access and office space makes the building suitable for businesses needing on-site administrative space and storage for equipment or materials.
With a substantial warehouse component alongside two floors of office improvements, the building offers a practical structure for day-to-day operations in a single location, supported by multiple overhead and walk-through entry points.
Key Highlights
- 2021‑built flex facility on 0.503 acres with a 60x120 building and foam‑insulated warehouse space
- Warehouse includes 6 roll‑up doors plus 4 walk‑through doors, providing flexible access for storage and operations
- Downstairs office space (~1,200 SF) with large office area, 2 small offices, 2 bathrooms, and kitchenette
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
$91,611
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
9.17%
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%
$1,832,220
$1.8M
Cap Rate 7%
$1,308,729
$1.3M
Cap Rate 9%
$1,017,900
$1.0M
Market Conditions
NOI Build-Up for 8,700 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
$156.6K $18.00/SF
− Vacancy
−$15.7K −$1.80/SF
EGI
$140.9K $16.20/SF
− OpEx
−$49.3K −$5.67/SF
NOI
$91.6K $10.53/SF
Area
Henderson County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,832,220
Cap Rate 7%
$1,308,729
Cap Rate 9%
$1,017,900
Alternative Uses
Best Use
Office B
$2.08M
$1.82M – $2.43M
NOI $145,525 @ 7.0% cap · market cap 14.57%
Second Best
Flex RnD
$1.31M
$1.15M – $1.53M
NOI $91,611 @ 7.0% cap · market cap 9.17%
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,229 @ 7.0% cap · market cap 21.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
10
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
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?
Flex space - Flex facility includes a large foam-insulated warehouse with multiple roll-up doors and office buildout on two levels.
Where is this flex space located?
The property is located at 15821 E Highway 175 Mabank, TX.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 2021‑built flex facility on 0.503 acres with a 60x120 building and foam‑insulated warehouse space; Warehouse includes 6 roll‑up doors plus 4 walk‑through doors, providing flexible access for storage and operations; Downstairs office space (~1,200 SF) with large office area, 2 small offices, 2 bathrooms, and kitchenette
