Flex Space with Fenced
For Sale
$275,000
1505 E Marshall Ave, Longview, TX 75601
Open layout includes private offices, updated finishes, and employee shower facilities.
Property Size2,528 SF
Price / SF$108.78
Days on Market184
Property Features for 1505 E Marshall Ave
General Information
Standard status
Active
Size
2,528 SF
Property subtype
General Commercial
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
showers
3
Concrete Driveway.
City Road, Concrete Road.
Building Details
Building Size
2,528 SF
Listing Agency:
Ember Realty
(903) 235-3931
Listed By:
Meredith Smeltzer · License #0685823
(903) 235-3931
Source:
Xome
Added: Feb 28
Changed: Aug 30
Last Checked: Aug 31 at 1:29PM
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 Ember Realty
Investment Insights
Based on property information with market context.
Located at 1505 E Marshall Ave, this 2,528 sq ft Flex space combines a broad open area with multiple private offices for operations, meetings, and client-facing activity. Recent interior work includes new flooring and fresh paint, while two bathrooms and two showers provide on-site employee facilities.
A fenced outdoor yard expands the property’s usable area for equipment storage, service vehicles, or additional workspace. The site also includes a concrete driveway and access from a city road identified as a concrete road.
A fenced outdoor yard expands the property’s usable area for equipment storage, service vehicles, or additional workspace. The site also includes a concrete driveway and access from a city road identified as a concrete road.
Key Highlights
- 2,528 sq ft Flex space with open area and multiple private offices
- Two bathrooms and two showers included
- New flooring and fresh paint provide updated interior finishes
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
$14,767
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
5.37%
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%
$295,340
$295.3K
Cap Rate 7%
$210,957
$211.0K
Cap Rate 9%
$164,078
$164.1K
Market Conditions
NOI Build-Up for 2,528 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
$23.1K $9.12/SF
− Vacancy
−$2.0K −$0.78/SF
EGI
$21.1K $8.34/SF
− OpEx
−$6.3K −$2.50/SF
NOI
$14.8K $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%
$295,340
Cap Rate 7%
$210,957
Cap Rate 9%
$164,078
Alternative Uses
Best Use
Office B
$604.1K
$528.6K – $704.8K
NOI $42,286 @ 7.0% cap · market cap 15.38%
Second Best
Industrial
$211.0K
$184.6K – $246.1K
NOI $14,767 @ 7.0% cap · market cap 5.37%
Theoretical Best
Hotel Hospitality
$1.90M
$1.67M – $2.22M
NOI $133,289 @ 7.0% cap · market cap 48.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
317
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75601, TX
15,813
Population
6,545
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
88%
High-School Grad
9.1 sq mi
ZIP Area
1,738
Density / Sq Mi
$63,279
Median Household Income
$35,505
Median Earnings
$910
Median Rent
$193,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Open layout includes private offices, updated finishes, and employee shower facilities.
Where is this flex space located?
The property is located at 1505 E Marshall Ave Longview, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2,528 sq ft Flex space with open area and multiple private offices; Two bathrooms and two showers included; New flooring and fresh paint provide updated interior finishes
