NNN Retail
For Sale
$2,889,772
1310 NW Loop 281, Longview, TX 75604
COMMERCIAL - Longview, TX
Property Size12,715 SF
Lot Size1.49 Acres
Price / SF$227.27
Days on Market203
Property Features for 1310 NW Loop 281
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits
Directions
From the intersection of Loop 281 & Gilmer Rd., head north east on Loop 281. Property will be on the right in approx. 0.7 miles.
Standard status
Active
Size
12,715 SF
Lot size
1.49 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LT 2B BLK 7051 HARLEY'S CORNER
Legal Description
LT 2B BLK 7051 HARLEY'S CORNER
Utilities
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1996
Building materials
Siding
Listing Agency:
Drake Real Estate & Investments
(903) 581-3737
Listed By:
Brent Bradberry · License #0715170
(903) 571-8014
Added: Jan 16
Changed: Aug 4
Last Checked: Aug 7 at 4:06AM
MLS# 26000776
Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This NNN retail property includes a 12,715-square-foot commercial building constructed in 1996 on 1.49 acres. The improvements feature siding, central air, electric cooling, and public water service. The property is subject to a 15-year net lease and carries a 6.6% cap rate, with heavy commercial zoning supporting its commercial designation.
Located at 1310 NW Loop 281 in Longview, Texas, the property benefits from exposure along N Loop 281, where traffic is reported at up to 55,000 vehicles per day. The site is positioned within Longview’s established retail corridor and serves a regional market identified in the source information as approximately 300,000 people. Superior Outfitters is identified in the property information in connection with the net lease.
Located at 1310 NW Loop 281 in Longview, Texas, the property benefits from exposure along N Loop 281, where traffic is reported at up to 55,000 vehicles per day. The site is positioned within Longview’s established retail corridor and serves a regional market identified in the source information as approximately 300,000 people. Superior Outfitters is identified in the property information in connection with the net lease.
Key Highlights
- 15‑year net lease with a 6.6% cap rate
- 12,715 square feet on 1.49 acres
- Heavy commercial zoning
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
$172,228
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
5.96%
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%
$3,444,560
$3.4M
Cap Rate 7%
$2,460,400
$2.5M
Cap Rate 9%
$1,913,644
$1.9M
Market Conditions
NOI Build-Up for 12,715 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
$260.9K $20.52/SF
− Vacancy
−$14.9K −$1.17/SF
EGI
$246.0K $19.35/SF
− OpEx
−$73.8K −$5.81/SF
NOI
$172.2K $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%
$3,444,560
Cap Rate 7%
$2,460,400
Cap Rate 9%
$1,913,644
Alternative Uses
Best Use
Retail
$2.46M
$2.15M – $2.87M
NOI $172,228 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$9.58M
$8.38M – $11.17M
NOI $670,398 @ 7.0% cap · market cap 23.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
55,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
608
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 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?
NNN property - A 15-year net lease and heavy commercial zoning support the property’s current commercial use.
Where is this nnn property located?
The property is located at 1310 NW Loop 281 Longview, TX.
What is the asking price?
The asking price for this property is $2,889,772.
What are key features of this property?
This property features: 15‑year net lease with a 6.6% cap rate; 12,715 square feet on 1.49 acres; Heavy commercial zoning
