Freestanding Storefront
For Sale
Contact for pricing
3408 N FOURTH ST, Longview, TX 75605
Open-plan commercial building with a modern interior and signage infrastructure for retail or office use.
Property Size7,572 SF
Lot Size0.78 Acres
Price / SF$224.51
Days on Market22
Property Features for 3408 N FOURTH ST
General Information
Standard status
Active
Size
7,572 SF
Lot size
0.78 Acres
Property subtype
Retail, Office
Additional Details
Pylon Signage
Yes
Building Details
Buildings
1
Listing Agency:
JBK Enterprises
(903) 753-2350
Listed By:
John King · License #TX
Source:
Crexi
Added: Aug 11
Changed: Aug 31
Last Checked: Aug 31 at 9:20AM
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 JBK Enterprises
Investment Insights
Based on property information with market context.
This freestanding commercial property contains 7,572 square feet on a .78-acre site. Its interior features an open layout and modern buildout, providing a flexible foundation for retail or office occupancy. The property is also suited to division into multiple tenant areas, including professional or medical office configurations.
Pylon and monument signage are included among the exterior improvements. The property is located at 3408 N FOURTH ST, Longview, TX 75605, and is offered for sale.
Pylon and monument signage are included among the exterior improvements. The property is located at 3408 N FOURTH ST, Longview, TX 75605, and is offered for sale.
Key Highlights
- 7,572 SF freestanding commercial building
- Situated on .78 acres
- Open interior layout with modern buildout
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
$126,657
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
7.45%
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%
$2,533,140
$2.5M
Cap Rate 7%
$1,809,386
$1.8M
Cap Rate 9%
$1,407,300
$1.4M
Market Conditions
NOI Build-Up for 7,572 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
$232.6K $30.72/SF
− Vacancy
−$63.7K −$8.42/SF
EGI
$168.9K $22.30/SF
− OpEx
−$42.2K −$5.58/SF
NOI
$126.7K $16.73/SF
Area
Gregg County, TX
Vacancy
27.40%
Lease Rate
$30.72 /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%
$2,533,140
Cap Rate 7%
$1,809,386
Cap Rate 9%
$1,407,300
Alternative Uses
Best Use
Office B
$1.81M
$1.58M – $2.11M
NOI $126,657 @ 7.0% cap · market cap 7.45%
Second Best
Retail
$1.47M
$1.28M – $1.71M
NOI $102,565 @ 7.0% cap · market cap 6.03%
Theoretical Best
Hotel Hospitality
$5.70M
$4.99M – $6.65M
NOI $399,234 @ 7.0% cap · market cap 23.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Storefront property - Open-plan commercial building with a modern interior and signage infrastructure for retail or office use.
Where is this storefront property located?
The property is located at 3408 N FOURTH ST Longview, TX.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 7,572 SF freestanding commercial building; Situated on .78 acres; Open interior layout with modern buildout
