Neighborhood Retail Center Adjacent to
For Sale
Contact for pricing
3407 North Fourth Street, Longview, TX 75605
For-sale neighborhood retail center with six tenants and prominent visibility along a high-traffic retail corridor.
Property Size14,700 SF
Price / SF$298.30
Days on Market62
Property Features for 3407 North Fourth Street
General Information
Standard status
Active
Size
14,700 SF
Class
B
Property subtype
Retail
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Net Operating Income
$312,531
Additional Details
Business Included
Yes
Building Details
Year Built
2007
Tenancy
Multi
Listing Agency:
Summit Real Estate
(469) 844-8884
Listed By:
Will Schubert · License #730187
Source:
Crexi
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 8 at 8:37AM
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 Summit Real Estate
Investment Insights
Based on property information with market context.
This for-sale neighborhood retail center totals 14,700 SF and operates with a six-tenant, needs-based mix spanning food & beverage, telecom, beauty, wellness, and specialty retail. Public remarks also note exceptional tenant longevity, with 100% of tenants having occupied the center for 10+ years.
The property is directly adjacent to Lowe’s and positioned along one of Longview’s most traveled retail corridors. The center is described as offering strong visibility and accessibility, with ingress/egress support and daily consumer traffic. The surrounding retail environment includes national retailers such as Sam’s Club, Walmart, Home Depot, Target, Chick-fil-A, Chipotle, Whataburger, McDonald’s, Kohl’s, Ulta, and PetSmart.
For buyers and operators seeking a retail location supported by an established corridor, this asset’s diversified tenant roster and long occupancy history can support a stable tenancy profile. The provided materials also cite affluent trade area demographics, with average household income exceeding $93,000 within a 3-mile radius, which may align with consumer-oriented retail offerings serving the area.
The property is directly adjacent to Lowe’s and positioned along one of Longview’s most traveled retail corridors. The center is described as offering strong visibility and accessibility, with ingress/egress support and daily consumer traffic. The surrounding retail environment includes national retailers such as Sam’s Club, Walmart, Home Depot, Target, Chick-fil-A, Chipotle, Whataburger, McDonald’s, Kohl’s, Ulta, and PetSmart.
For buyers and operators seeking a retail location supported by an established corridor, this asset’s diversified tenant roster and long occupancy history can support a stable tenancy profile. The provided materials also cite affluent trade area demographics, with average household income exceeding $93,000 within a 3-mile radius, which may align with consumer-oriented retail offerings serving the area.
Key Highlights
- 14,700 SF neighborhood retail center built in 2007
- Directly adjacent to Lowe’s along one of Longview’s most traveled retail corridors
- 100% tenant occupancy for 10+ years, with six tenants total
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
$199,115
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
4.54%
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%
$3,982,300
$4.0M
Cap Rate 7%
$2,844,500
$2.8M
Cap Rate 9%
$2,212,389
$2.2M
Market Conditions
NOI Build-Up for 14,700 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
$301.6K $20.52/SF
− Vacancy
−$17.2K −$1.17/SF
EGI
$284.5K $19.35/SF
− OpEx
−$85.3K −$5.81/SF
NOI
$199.1K $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%
$3,982,300
Cap Rate 7%
$2,844,500
Cap Rate 9%
$2,212,389
Alternative Uses
Best Use
Retail
$2.84M
$2.49M – $3.32M
NOI $199,115 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$11.07M
$9.69M – $12.92M
NOI $775,058 @ 7.0% cap · market cap 17.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - For-sale neighborhood retail center with six tenants and prominent visibility along a high-traffic retail corridor.
Where is this shopping center located?
The property is located at 3407 North Fourth Street Longview, TX.
What is the asking price?
The asking price for this property is $4,385,000.
What are key features of this property?
This property features: 14,700 SF neighborhood retail center built in 2007; Directly adjacent to Lowe’s along one of Longview’s most traveled retail corridors; 100% tenant occupancy for 10+ years, with six tenants total
