Two Office Complexes on 2.694
For Sale
$1,475,000
2753 & 2755 Sh 322, Longview, TX 75603
Two gated office buildings with 40+ parking spaces on 2.694 acres.
Property Size10,200 SF
Lot Size2.69 Acres
Price / SF$144.61
Days on Market209
Property Features for 2753 & 2755 Sh 322
General Information
Standard status
Active
Size
10,200 SF
Lot size
2.69 Acres
Taxes and HOA fees
Annual Taxes
$34,516
Listing Agency:
BOLD Real Estate Group
(903) 746-5333
Listed By:
Roxanne Browning
(903) 746-5333
Source:
Exprealty
Added: Jan 26
Changed: Aug 20
Last Checked: Aug 22 at 10:20AM
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 BOLD Real Estate Group
Investment Insights
Based on property information with market context.
This property features two office complexes situated on approximately 2.694 acres, secured by a complete fence and gated access. The site provides over 40 parking spaces. The front building, located at 2753 SH 322 and constructed in 2009, offers approximately 7,225 square feet of space. According to the seller's drawing, it includes 13 offices, three bathrooms meeting ADA requirements, two conference rooms, a kitchen and dining area, ample storage, a workshop area, and an upstairs loft storage area. The back building, located at 2755 SH 322 and constructed in 2010, provides approximately 10,200 square feet of space per the seller's drawing. It features 22 offices, one conference room, three bathrooms, ample storage, a workshop, a concrete vault, and overhead roll-up doors. The structures are metal, and the office space can be used as intended or restructured. The property offers high-end, quality finishes with attention to detail. The property has easy access to the airport, Interstate, and major highways. Potential business uses include climate-controlled storage, an event center, or a call center, with ample parking and room for expansion.
Key Highlights
- Two separate office buildings totaling approximately 17,425 sq ft on 2.694 acres.
- Gated and completely fenced with 40+ parking spaces.
- High‑end, quality finishes with attention to detail.
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
$59,582
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
4.04%
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%
$1,191,640
$1.2M
Cap Rate 7%
$851,171
$851.2K
Cap Rate 9%
$662,022
$662.0K
Market Conditions
NOI Build-Up for 10,200 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
$93.0K $9.12/SF
− Vacancy
−$7.9K −$0.78/SF
EGI
$85.1K $8.34/SF
− OpEx
−$25.5K −$2.50/SF
NOI
$59.6K $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%
$1,191,640
Cap Rate 7%
$851,171
Cap Rate 9%
$662,022
Alternative Uses
Best Use
Office B
$2.44M
$2.13M – $2.84M
NOI $170,616 @ 7.0% cap · market cap 11.57%
Second Best
Industrial
$851.2K
$744.8K – $993.0K
NOI $59,582 @ 7.0% cap · market cap 4.04%
Theoretical Best
Hotel Hospitality
$7.68M
$6.72M – $8.96M
NOI $537,795 @ 7.0% cap · market cap 36.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 75603, TX
5,784
Population
2,983
Households
1.9
Avg Household Size
45
Median Age
25%
College-Educated
93%
High-School Grad
53.0 sq mi
ZIP Area
109
Density / Sq Mi
$67,067
Median Household Income
$32,375
Median Earnings
$687
Median Rent
$175,200
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?
Office building - Two gated office buildings with 40+ parking spaces on 2.694 acres.
Where is this office building located?
The property is located at 2753 & 2755 Sh 322 Longview, TX.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Two separate office buildings totaling approximately 17,425 sq ft on 2.694 acres.; Gated and completely fenced with 40+ parking spaces.; High‑end, quality finishes with attention to detail.
