Corner-Lot Triple-Net
For Sale
$3,250,000
3400 N 4th St, Longview, TX 75605
Building-only sale with a multi-year lease and annual increases to the current tenant.
Property Size11,388 SF
Price / SF$285.39
Days on Market50
Property Features for 3400 N 4th St
General Information
Standard status
Active
Size
11,388 SF
Additional Details
Corner Location
Yes
Building Details
Year Built
2001
Buildings
1
Tenancy
Single
Listing Agency:
TX Farms & Ranches/Park Villag
Listed By:
Mark Coleman · License #387775
(903) 738-9420
Source:
Yourdavisteam
Added: Aug 8
Changed: Sep 13
Last Checked: Sep 24 at 12:05PM
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 TX Farms & Ranches/Park Villag
Investment Insights
Based on property information with market context.
This building-only offering excludes the operating business and includes a 2001-built property occupied under a multi-year triple-net lease with annual increases. The current occupant is described as a national tenant with seven Harley-Davidson dealerships in Texas.
The property sits on a corner lot near Lowe’s, Home Depot, Sam’s, and Walmart. The existing lease and appraisal are available to pre-qualified buyers.
The property sits on a corner lot near Lowe’s, Home Depot, Sam’s, and Walmart. The existing lease and appraisal are available to pre-qualified buyers.
Key Highlights
- Building‑only sale; operating business is not included
- Multi‑year triple‑net lease with annual increases
- 2001 construction
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
$154,253
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
4.75%
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%
$3,085,060
$3.1M
Cap Rate 7%
$2,203,614
$2.2M
Cap Rate 9%
$1,713,922
$1.7M
Market Conditions
NOI Build-Up for 11,388 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
$233.7K $20.52/SF
− Vacancy
−$13.3K −$1.17/SF
EGI
$220.4K $19.35/SF
− OpEx
−$66.1K −$5.81/SF
NOI
$154.3K $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%
$3,085,060
Cap Rate 7%
$2,203,614
Cap Rate 9%
$1,713,922
Alternative Uses
Best Use
Retail
$2.20M
$1.93M – $2.57M
NOI $154,253 @ 7.0% cap · market cap 4.75%
Second Best
Industrial
$950.3K
$831.5K – $1.11M
NOI $66,521 @ 7.0% cap · market cap 2.05%
Theoretical Best
Hotel Hospitality
$8.58M
$7.51M – $10.01M
NOI $600,432 @ 7.0% cap · market cap 18.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Explore this area
Business Placement
Demographics for 75605, TX
32,909
Population
16,425
Households
2
Avg Household Size
41
Median Age
30%
College-Educated
94%
High-School Grad
80.3 sq mi
ZIP Area
410
Density / Sq Mi
$75,665
Median Household Income
$48,040
Median Earnings
$1,186
Median Rent
$238,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Building-only sale with a multi-year lease and annual increases to the current tenant.
Where is this nnn property located?
The property is located at 3400 N 4th St Longview, TX.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Building‑only sale; operating business is not included; Multi‑year triple‑net lease with annual increases; 2001 construction
