Longview Retail Space on
For Sale
$2,889,772
1310 W Loop 281, Longview, TX 75604
Retail space with high visibility in established Longview trade area.
Property Size12,715 SF
Price / SF$227.27
Days on Market123
Property Features for 1310 W Loop 281
General Information
Standard status
Active
Size
12,715 SF
Property subtype
Commercial
Zoning
Heavy Commercial
Building Details
Building Size
12,715 SF
Year Built
1996
Stories
1
Units
1
Listing Agency:
Drake Real Estate
(903) 581-3737
Listed By:
Matthew Marshall · License #75703
(903) 581-3737
Source:
Signaturere
Added: Apr 22
Changed: Aug 8
Last Checked: Aug 21 at 2:53PM
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
Investment Insights
Based on property information with market context.
This retail space is located in Longview, Texas, within an established and high-performing trade area. The property benefits from heavy commercial zoning and high traffic volume, with up to 55,000 vehicles per day along N Loop 281, providing continuous visibility and exposure. Longview serves as a primary shopping and employment center for a regional market of approximately 300,000 people. The property is positioned on Longview's dominant retail corridor, offering direct access to shopping, dining, and services. It benefits from a consistent consumer draw from regional shoppers, commuters, and major employment centers. The property is subject to a 15-year net lease. The building size is 12,715 square feet.
Key Highlights
- 15‑Year Net Lease
- High Traffic Location: Up to 55,000 vehicles per day
- 6.25% Cap Rate
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
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
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space with high visibility in established Longview trade area.
Where is this retail space located?
The property is located at 1310 W 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; High Traffic Location: Up to 55,000 vehicles per day; 6.25% Cap Rate
