Drive-Through Restaurant
For Sale
$450,000
3020 S Eastman, Lakeport, TX 75602
CommercialSale, Lakeport, TX
Property Size862 SF
Lot Size0.36 Acres
Price / SF$522.04
Days on Market43
Property Features for 3020 S Eastman
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot
Subdivision
Eastman Rd
Directions
Going South on Hwy 259 (149),property is on the Left just before I-20.
Standard status
Active
APN
71928
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
LTS 2 THRU 3 BLK 1 (NCB 1364) FW WILLIAMS
Legal Description
LTS 2 THRU 3 BLK 1 (NCB 1364) FW WILLIAMS
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2014
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Brick
Roof type
Flat, Metal
Listing Agency:
Julie Woods & Associate RE Firm
(903) 587-5373
Listed By:
Julie Woods · License #0606759-BB
(903) 587-5373
Added: Jul 12
Changed: Aug 21
Last Checked: Aug 23 at 3:06AM
MLS# 21091739
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial restaurant property at 3020 S Eastman in Lakeport, Texas, occupies 0.36 acres and includes a brick building constructed in 2014. The site supports both drive-through and walk-up service, with a parking lot and concrete flooring. Central heating and central air conditioning serve the building, while a flat metal roof completes the improvements.
The property is positioned near Interstate 20, providing direct access to a major transportation route. Public water and public sewer serve the site. Its existing restaurant-oriented configuration offers a practical base for continued food-service use or another concept compatible with the building and site improvements.
The property is positioned near Interstate 20, providing direct access to a major transportation route. Public water and public sewer serve the site. Its existing restaurant-oriented configuration offers a practical base for continued food-service use or another concept compatible with the building and site improvements.
Key Highlights
- 0.36‑acre site near Interstate 20
- Brick commercial building constructed in 2014
- Drive‑through and walk‑up service configuration
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
$15,104
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
3.36%
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%
$302,080
$302.1K
Cap Rate 7%
$215,771
$215.8K
Cap Rate 9%
$167,822
$167.8K
Market Conditions
NOI Build-Up for 862 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
$21.5K $24.96/SF
− Vacancy
−$1.4K −$1.60/SF
EGI
$20.1K $23.36/SF
− OpEx
−$5.0K −$5.84/SF
NOI
$15.1K $17.52/SF
Area
Gregg County, TX
Vacancy
6.40%
Lease Rate
$24.96 /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%
$302,080
Cap Rate 7%
$215,771
Cap Rate 9%
$167,822
Alternative Uses
Best Use
Specialty Retail
$215.8K
$188.8K – $251.7K
NOI $15,104 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$649.3K
$568.1K – $757.5K
NOI $45,449 @ 7.0% cap · market cap 10.10%
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
100
Businesses Nearby
Explore this area
Business Placement
Demographics for 75602, TX
22,041
Population
8,131
Households
2.7
Avg Household Size
33
Median Age
14%
College-Educated
79%
High-School Grad
51.9 sq mi
ZIP Area
425
Density / Sq Mi
$56,659
Median Household Income
$30,199
Median Earnings
$970
Median Rent
$122,700
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?
Drive through restaurant - Brick construction with parking and central HVAC supports walk-up or drive-through service.
Where is this drive through restaurant located?
The property is located at 3020 S Eastman Lakeport, TX.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 0.36‑acre site near Interstate 20; Brick commercial building constructed in 2014; Drive‑through and walk‑up service configuration
