Renovated Strip
For Sale
Contact for pricing
2808 S Main St, Lindale, TX 75771
Multi-unit commercial property zoned for retail, medical, and office uses.
Property Size36,639 SF
Price / SF$182.18
Days on Market176
Property Features for 2808 S Main St
General Information
Standard status
Active
Size
36,639 SF
Class
B
Total Parking Spaces
132
Property subtype
Retail
Zoning
Retail, Medical, Office
Occupancy
97%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$485,096
Additional Details
Cap Rate
7.27%
Building Details
Year Built
2004
Year Renovated
2022
Buildings
5
Stories
1
Tenancy
Multi
Building Size
36,639 SF
Listing Agency:
Waypoint Real Estate Development & Advisors
(817) 991-5072
Listed By:
Derek Anthony · License #TX 677154
Source:
Crexi
Added: Mar 9
Changed: Aug 30
Last Checked: Aug 30 at 12:31PM
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 Waypoint Real Estate Development & Advisors
Investment Insights
Based on property information with market context.
Lindale Station is a 36,639-square-foot strip mall at 2808 S Main St in Lindale, Texas. The property contains 11 units, was built in 2004, and received renovations in 2022. Its zoning supports retail, medical, and office uses, providing a range of commercial applications within the existing configuration.
The property reports 97% occupancy and a 7.27% cap rate. Located in the Greater-Tyler area, the center offers an established multi-tenant retail format with a substantial building footprint and updated improvements.
The property reports 97% occupancy and a 7.27% cap rate. Located in the Greater-Tyler area, the center offers an established multi-tenant retail format with a substantial building footprint and updated improvements.
Key Highlights
- 36,639 SF strip mall with 11 units
- Renovations completed in 2022
- Zoned for retail, medical, and office uses
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
$493,382
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
7.39%
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%
$9,867,640
$9.9M
Cap Rate 7%
$7,048,314
$7.0M
Cap Rate 9%
$5,482,022
$5.5M
Market Conditions
NOI Build-Up for 36,639 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
$747.4K $20.40/SF
− Vacancy
−$42.6K −$1.16/SF
EGI
$704.8K $19.24/SF
− OpEx
−$211.4K −$5.77/SF
NOI
$493.4K $13.47/SF
Area
Smith County, TX
Vacancy
5.70%
Lease Rate
$20.40 /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%
$9,867,640
Cap Rate 7%
$7,048,314
Cap Rate 9%
$5,482,022
Alternative Uses
Best Use
Retail
$7.05M
$6.17M – $8.22M
NOI $493,382 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$27.60M
$24.15M – $32.20M
NOI $1,931,791 @ 7.0% cap · market cap 28.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
258
Businesses Nearby
150k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 51%
Home Improvements & Furnishings 23%
Dining 22%
Hotels & Casinos 2%
Walmart
Superstores
76,459 visits/mo
0.4 miles
Lowe's
Home Improvements & Furnishings
32,990 visits/mo
0.2 miles
Chili's Grill & Bar
Dining
14,802 visits/mo
0.3 miles
Wingstop
Dining
8,524 visits/mo
0.3 miles
Schlotzsky's
Dining
7,336 visits/mo
0.2 miles
Demographics for 75771, TX
21,870
Population
9,241
Households
2.4
Avg Household Size
41
Median Age
29%
College-Educated
91%
High-School Grad
146.1 sq mi
ZIP Area
150
Density / Sq Mi
$90,112
Median Household Income
$48,088
Median Earnings
$1,318
Median Rent
$266,000
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?
Strip mall - Multi-unit commercial property zoned for retail, medical, and office uses.
Where is this strip mall located?
The property is located at 2808 S Main St Lindale, TX.
What is the asking price?
The asking price for this property is $6,675,000.
What are key features of this property?
This property features: 36,639 SF strip mall with 11 units; Renovations completed in 2022; Zoned for retail, medical, and office uses
