Flex Office and Warehouse
New
For Sale
$549,000
1907 E US Hwy 80, White Oak, TX 75693
Combined professional office and warehouse improvements with direct internal connection and overhead loading access.
Property Size5,000 SF
Price / SF$73.20
Days on Market2
Property Features for 1907 E US Hwy 80
General Information
Standard status
Active
Size
5,000 SF
Class
B
Property subtype
Office - General Office
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
2,500 SF
Office Build-Out
5,000 SF
Additional Details
Office Units
1
Building Details
Building Size
5,000 SF
Buildings
1
Tenancy
Single
Listing Agency:
Scarborough Commercial Real Estate
Listed By:
Samuel Scarborough, CCIM · License #687976
(903) 570-7366
Source:
Commercialcafe
Added: Sep 7
Last Checked: Sep 7 at 2:49PM
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 Scarborough Commercial Real Estate
Investment Insights
Based on property information with market context.
This flex property combines a 5,000 SF professional office component with a connected 2,500 SF warehouse. The office layout includes 10 offices, a reception area, conference room, breakroom, 3 restrooms, and 2 storage areas. The warehouse provides 2 overhead doors measuring 12' x 12' each and connects directly to the office portion, creating an integrated work environment within a single-tenant building.
Located in Lake Harris Business Park at 1907 E US Hwy 80 in White Oak, the property fronts US Hwy 80, a primary east-west route serving White Oak, Longview, and nearby communities in Gregg County. The corridor records 16,514 VPD, providing measurable exposure for an owner-user or investor evaluating a combined office and warehouse asset.
Located in Lake Harris Business Park at 1907 E US Hwy 80 in White Oak, the property fronts US Hwy 80, a primary east-west route serving White Oak, Longview, and nearby communities in Gregg County. The corridor records 16,514 VPD, providing measurable exposure for an owner-user or investor evaluating a combined office and warehouse asset.
Key Highlights
- 7,500 SF combined office and warehouse building
- 5,000 SF office with 10 offices, reception, conference room, breakroom, 3 restrooms, and 2 storage areas
- 2,500 SF warehouse connected directly to the office area
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
$43,810
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
7.98%
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%
$876,200
$876.2K
Cap Rate 7%
$625,857
$625.9K
Cap Rate 9%
$486,778
$486.8K
Market Conditions
NOI Build-Up for 7,500 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
$68.4K $9.12/SF
− Vacancy
−$5.8K −$0.78/SF
EGI
$62.6K $8.34/SF
− OpEx
−$18.8K −$2.50/SF
NOI
$43.8K $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%
$876,200
Cap Rate 7%
$625,857
Cap Rate 9%
$486,778
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,453 @ 7.0% cap · market cap 22.85%
Second Best
Warehouse
$760.0K
$665.0K – $886.6K
NOI $53,198 @ 7.0% cap · market cap 9.69%
Theoretical Best
Hotel Hospitality
$5.65M
$4.94M – $6.59M
NOI $395,438 @ 7.0% cap · market cap 72.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75693, TX
6,512
Population
2,366
Households
2.8
Avg Household Size
37
Median Age
19%
College-Educated
91%
High-School Grad
10.3 sq mi
ZIP Area
632
Density / Sq Mi
$86,326
Median Household Income
$36,887
Median Earnings
$1,131
Median Rent
$208,600
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 - Combined professional office and warehouse improvements with direct internal connection and overhead loading access.
Where is this flex space located?
The property is located at 1907 E US Hwy 80 White Oak, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 7,500 SF combined office and warehouse building; 5,000 SF office with 10 offices, reception, conference room, breakroom, 3 restrooms, and 2 storage areas; 2,500 SF warehouse connected directly to the office area
