Updated Retail
For Sale
$77,650
2401 2401 Angeline St, Kilgore, TX 75662
Compact commercial space with refreshed finishes and a history of varied neighborhood business uses.
Property Size288 SF
Price / SF$269.62
Days on Market16
Property Features for 2401 2401 Angeline St
General Information
Standard status
Active
Size
288 SF
Property subtype
General Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
1956
Construction
pier and beam
Listing Agency:
Johnson Realty
(903) 241-8094
Listed By:
Natasha Harrell
(903) 241-8094
Source:
Xome
Added: Jul 28
Changed: Aug 11
Last Checked: Aug 12 at 4:25AM
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 Johnson Realty
Investment Insights
Based on property information with market context.
This 288-square-foot storefront building was constructed in 1956 and features pier-and-beam construction. Recent improvements include updated flooring and paint, providing a refreshed interior for a compact commercial operation. The property has previously accommodated a barber shop, snow cone shop, and beauty parlor, demonstrating a history of varied business use.
Located at 2401 Angeline St in Kilgore, the building sits near Highway 31 with visibility at an intersection described as carrying high traffic. Its small footprint and established storefront format support continued retail or service-oriented use, subject to applicable approvals.
Located at 2401 Angeline St in Kilgore, the building sits near Highway 31 with visibility at an intersection described as carrying high traffic. Its small footprint and established storefront format support continued retail or service-oriented use, subject to applicable approvals.
Key Highlights
- 288 square feet of commercial space
- Built in 1956 with pier‑and‑beam construction
- Recent flooring and paint updates
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
$3,901
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
5.02%
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%
$78,020
$78.0K
Cap Rate 7%
$55,729
$55.7K
Cap Rate 9%
$43,344
$43.3K
Market Conditions
NOI Build-Up for 288 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
$5.9K $20.52/SF
− Vacancy
−$337 −$1.17/SF
EGI
$5.6K $19.35/SF
− OpEx
−$1.7K −$5.81/SF
NOI
$3.9K $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%
$78,020
Cap Rate 7%
$55,729
Cap Rate 9%
$43,344
Alternative Uses
Best Use
Retail
$55.7K
$48.8K – $65.0K
NOI $3,901 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$216.9K
$189.8K – $253.1K
NOI $15,185 @ 7.0% cap · market cap 19.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75662, TX
25,002
Population
9,474
Households
2.6
Avg Household Size
37
Median Age
18%
College-Educated
83%
High-School Grad
126.8 sq mi
ZIP Area
197
Density / Sq Mi
$65,926
Median Household Income
$37,027
Median Earnings
$1,051
Median Rent
$165,700
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?
Storefront property - Compact commercial space with refreshed finishes and a history of varied neighborhood business uses.
Where is this storefront property located?
The property is located at 2401 2401 Angeline St Kilgore, TX.
What is the asking price?
The asking price for this property is $77,650.
What are key features of this property?
This property features: 288 square feet of commercial space; Built in 1956 with pier‑and‑beam construction; Recent flooring and paint updates
