Mixed-Use Building with Retail
For Sale
$1,500,000
3401-3417 Cascades Blvd, Texarkana, TX 75503
Commercial Sale, Texarkana, TX
Property Size13,292 SF
Lot Size1.85 Acres
Price / SF$114.75
Days on Market95
Property Features for 3401-3417 Cascades Blvd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Richmond Development 5th
Directions
Interstate 30 Frontage Road/St. Michael Dr. Follow Interstate 30 Frontage Road/St. Michael Dr. to Guss Orr Drive, Take Pavilion Pkwy. to Arista Blvd. and left on Cascades.
Standard status
Active
Size
13,072 SF
Lot size
1.85 Acres
Listing Agency:
Gerald Haire Realty
(903) 791-1088
Listed By:
Burt Clem · License #0530921
(903) 826-2035
Added: Jun 5
Changed: Sep 6
Last Checked: Sep 7 at 3:06PM
MLS# 117617
Copyright © 2026 Texarkana Board of Realtors. 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 mixed-use commercial property occupies a 1.85-acre site and includes a building configured for both retail and office use. The property offers a combination of occupied and available space, with approximately one-half of the building leased and the remaining portion open for occupancy.
Located in Texarkana, Texas, the property is positioned on Cascades Blvd. Its retail-and-office configuration provides a practical format for users seeking commercial space with both storefront and office functionality.
Located in Texarkana, Texas, the property is positioned on Cascades Blvd. Its retail-and-office configuration provides a practical format for users seeking commercial space with both storefront and office functionality.
Key Highlights
- 1.85‑acre mixed‑use commercial property
- Building supports both retail and office use
- Approximately half of the building is leased
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
$135,295
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
9.02%
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%
$2,705,900
$2.7M
Cap Rate 7%
$1,932,786
$1.9M
Cap Rate 9%
$1,503,278
$1.5M
Market Conditions
NOI Build-Up for 13,072 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
$235.3K $18.00/SF
− Vacancy
−$18.8K −$1.44/SF
EGI
$216.5K $16.56/SF
− OpEx
−$81.2K −$6.21/SF
NOI
$135.3K $10.35/SF
Area
Bowie County, TX
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,705,900
Cap Rate 7%
$1,932,786
Cap Rate 9%
$1,503,278
Alternative Uses
Best Use
Office B
$3.12M
$2.73M – $3.64M
NOI $218,656 @ 7.0% cap · market cap 14.58%
Second Best
Retail
$3.10M
$2.71M – $3.62M
NOI $216,974 @ 7.0% cap · market cap 14.46%
Theoretical Best
Hotel Hospitality
$9.85M
$8.62M – $11.49M
NOI $689,221 @ 7.0% cap · market cap 45.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Explore this area
Business Placement
Demographics for 75503, TX
25,547
Population
11,464
Households
2.2
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
78.5 sq mi
ZIP Area
325
Density / Sq Mi
$67,733
Median Household Income
$43,508
Median Earnings
$1,185
Median Rent
$214,400
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?
Mixed-use property - Mixed-use commercial building combining retail and office areas, with space currently leased and additional space available.
Where is this mixed-use property located?
The property is located at 3401-3417 Cascades Blvd Texarkana, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 1.85‑acre mixed‑use commercial property; Building supports both retail and office use; Approximately half of the building is leased
