Renovated Office
For Sale
$474,500
208 N Fredonia St, Longview, TX 75601
Nine private offices and a custom reception area are supported by substantial interior, plumbing, roofing, and electrical upgrades.
Property Size2,500 SF
Price / SF$189.80
Days on Market10
Property Features for 208 N Fredonia St
General Information
Standard status
Active
Size
2,500 SF
Amenities
custom reception area
flexible spaces
custom barn doors
sound system
handicap-accessible bathroom
tankless water heater
expanded rear storage
copper-toned metal awning
Listing Agency:
The Agency Tyler
(903) 502-4900
Listed By:
Lin Reynolds · License #0814523
(903) 720-4720
Source:
Exprealty
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 26 at 2:55PM
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 The Agency Tyler
Investment Insights
Based on property information with market context.
This 2,500-square-foot office building at 208 N Fredonia St in Longview contains nine private offices, a custom reception area, and expanded rear storage. Interior finishes include porcelain wood-look tile, insulated office walls, custom barn doors, dimmable LED lighting, and custom cabinetry with granite countertops in two office areas. A sound system is wired throughout the offices, rooms, and hallways.
Building improvements include a handicap-accessible bathroom, plumbing provisions for a possible additional bathroom, washer and dryer connections, and a tankless water heater. Updated gas lines and an upgraded electrical panel are also in place, along with a 220V outlet in one room. The roof was rebuilt in 2025 with a 60-mil TPO commercial roofing system and warranty.
Building improvements include a handicap-accessible bathroom, plumbing provisions for a possible additional bathroom, washer and dryer connections, and a tankless water heater. Updated gas lines and an upgraded electrical panel are also in place, along with a 220V outlet in one room. The roof was rebuilt in 2025 with a 60-mil TPO commercial roofing system and warranty.
Key Highlights
- 2,500‑square‑foot office building with nine private offices
- Custom reception area and expanded rear storage
- 2025 roof rebuild with 60‑mil TPO commercial roofing system and warranty
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
$41,818
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
8.81%
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%
$836,360
$836.4K
Cap Rate 7%
$597,400
$597.4K
Cap Rate 9%
$464,644
$464.6K
Market Conditions
NOI Build-Up for 2,500 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
$76.8K $30.72/SF
− Vacancy
−$21.0K −$8.42/SF
EGI
$55.8K $22.30/SF
− OpEx
−$13.9K −$5.58/SF
NOI
$41.8K $16.73/SF
Area
Gregg County, TX
Vacancy
27.40%
Lease Rate
$30.72 /SF/Yr
Expense Ratio
25.00%
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%
$836,360
Cap Rate 7%
$597,400
Cap Rate 9%
$464,644
Alternative Uses
Best Use
Office B
$597.4K
$522.7K – $697.0K
NOI $41,818 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$1.88M
$1.65M – $2.20M
NOI $131,813 @ 7.0% cap · market cap 27.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,719
Businesses Nearby
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Nine private offices and a custom reception area are supported by substantial interior, plumbing, roofing, and electrical upgrades.
Where is this office building located?
The property is located at 208 N Fredonia St Longview, TX.
What is the asking price?
The asking price for this property is $474,500.
What are key features of this property?
This property features: 2,500‑square‑foot office building with nine private offices; Custom reception area and expanded rear storage; 2025 roof rebuild with 60‑mil TPO commercial roofing system and warranty
