Flex Space on Hard Corner with Traffic
For Sale
$670,000
1610 John Redditt Drive, Lufkin, TX 75904
SINGLE_FAMILY - Lufkin, TX
Property Size12,000 SF
Lot Size0.55 Acres
Price / SF$55.83
Days on Market602
Property Features for 1610 John Redditt Drive
General Information
Property type
Residential
Property subtype
Office
Zoning
Luf LM Light Manufacturin
Subdivision
Angelina
Standard status
Active
Lot size
0.55 Acres
Building Details
Year built
1987
Listing Agency:
GANN MEDFORD Real Estate, Inc.
(936) 634-8888
Listed By:
Ben Moore · License #TREC 0624969
(936) 635-6061
Added: Dec 17, 2024
Changed: Aug 1
Last Checked: Aug 11 at 10:06PM
MLS# 65102898
Copyright © 2026 Deep East Texas MLS. 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.
Flex space located on a hard corner with a traffic light, offering high visibility with an estimated 20K annual average daily traffic count. The property includes a 4,000 SF facility with showroom, office, and warehouse space, plus an additional 8,000 SF detached warehouse and office space directly behind. Built in 1987, the site also provides ample parking.
Access is available from North John Redditt Dr. and Lotus Lane. The property is zoned for Light Manufacturing, supporting flexible commercial and industrial uses.
The layout is designed for mixed operational needs, with office and showroom space connected to warehouse functions and a detached warehouse option immediately behind the main facility.
Access is available from North John Redditt Dr. and Lotus Lane. The property is zoned for Light Manufacturing, supporting flexible commercial and industrial uses.
The layout is designed for mixed operational needs, with office and showroom space connected to warehouse functions and a detached warehouse option immediately behind the main facility.
Key Highlights
- 0.55‑acre flex space on a hard corner with traffic light
- High visibility with an estimated 20K annual average daily traffic count
- 4,000 SF facility with showroom, office, and warehouse space
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
$59,432
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
8.87%
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%
$1,188,640
$1.2M
Cap Rate 7%
$849,029
$849.0K
Cap Rate 9%
$660,356
$660.4K
Market Conditions
NOI Build-Up for 12,000 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
$96.5K $8.04/SF
− Vacancy
−$11.6K −$0.96/SF
EGI
$84.9K $7.08/SF
− OpEx
−$25.5K −$2.12/SF
NOI
$59.4K $4.95/SF
Area
Angelina County, TX
Vacancy
12.00%
Lease Rate
$8.04 /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%
$1,188,640
Cap Rate 7%
$849,029
Cap Rate 9%
$660,356
Alternative Uses
Best Use
Office B
$2.22M
$1.94M – $2.59M
NOI $155,248 @ 7.0% cap · market cap 23.17%
Second Best
Flex RnD
$1.45M
$1.27M – $1.69M
NOI $101,476 @ 7.0% cap · market cap 15.15%
Theoretical Best
Office A
$3.38M
$2.96M – $3.95M
NOI $236,741 @ 7.0% cap · market cap 35.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75904, TX
34,680
Population
14,829
Households
2.3
Avg Household Size
38
Median Age
19%
College-Educated
88%
High-School Grad
160.5 sq mi
ZIP Area
216
Density / Sq Mi
$59,325
Median Household Income
$36,711
Median Earnings
$1,086
Median Rent
$173,000
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 - Flex space in Lufkin zoned Light Manufacturing, with hard-corner access and showroom, office, and warehouse layout.
Where is this flex space located?
The property is located at 1610 John Redditt Drive Lufkin, TX.
What is the asking price?
The asking price for this property is $670,000.
What are key features of this property?
This property features: 0.55‑acre flex space on a hard corner with traffic light; High visibility with an estimated 20K annual average daily traffic count; 4,000 SF facility with showroom, office, and warehouse space
