Remodeled Flex Space with Loading
New
For Sale
$385,000
342 W Cotton, Longview, TX 75602
Updated office and warehouse configuration with dedicated reception, kitchen area, conference room, and multiple access points.
Property Size6,800 SF
Price / SF$56.58
Days on Market5
Property Features for 342 W Cotton
General Information
Standard status
Active
Size
6,800 SF
Property subtype
Commercial
Additional Details
Dock-High Doors
1
Amenities
break area with kitchen
conference room
Building Details
Year Built
1966
Buildings
1
Building Size
6,800 SF
Listing Agency:
Ramsey Realty Group - Longview
Listed By:
Janti Patel · License #0702321
(903) 241-8955
Source:
Tylerhomeguide
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 20 at 8:59AM
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 Ramsey Realty Group - Longview
Investment Insights
Based on property information with market context.
This flex property combines refreshed office improvements with an open warehouse component. The office area includes 8 private offices, a reception and waiting area, a separate reception office, a break area with kitchen, 2 ADA-compliant restrooms, and a large conference or training room. Fresh paint and new flooring provide updated interior finishes. The warehouse offers open space for storage, equipment, or light manufacturing, with direct loading dock access and multiple entry points.
Concrete and asphalt parking is positioned at both the front and rear of the building. Originally built in 1966, the property has been freshly remodeled to support a range of office, storage, and operational needs. Its address is 342 W Cotton, Longview, TX 75602.
Concrete and asphalt parking is positioned at both the front and rear of the building. Originally built in 1966, the property has been freshly remodeled to support a range of office, storage, and operational needs. Its address is 342 W Cotton, Longview, TX 75602.
Key Highlights
- 6,800 Sq. Ft. office and warehouse building
- 8 private offices plus reception and waiting areas
- 2 ADA‑compliant restrooms and a large conference or training room
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
$32,540
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
8.45%
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%
$650,800
$650.8K
Cap Rate 7%
$464,857
$464.9K
Cap Rate 9%
$361,556
$361.6K
Market Conditions
NOI Build-Up for 6,805 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
$54.7K $8.04/SF
− Vacancy
−$4.7K −$0.68/SF
EGI
$50.1K $7.36/SF
− OpEx
−$17.5K −$2.57/SF
NOI
$32.5K $4.78/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
35.00%
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%
$650,800
Cap Rate 7%
$464,857
Cap Rate 9%
$361,556
Alternative Uses
Best Use
Office B
$1.63M
$1.42M – $1.90M
NOI $113,828 @ 7.0% cap · market cap 29.57%
Second Best
Warehouse
$689.5K
$603.4K – $804.5K
NOI $48,268 @ 7.0% cap · market cap 12.54%
Theoretical Best
Hotel Hospitality
$5.13M
$4.48M – $5.98M
NOI $358,794 @ 7.0% cap · market cap 93.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
1,186
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Similar Off Market Nearby
- Tuscan Pig Italian Kitchen — 401 S High St, Longview, TX 75601
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Frequently Asked Questions
What type of property is this?
Flex space - Updated office and warehouse configuration with dedicated reception, kitchen area, conference room, and multiple access points.
Where is this flex space located?
The property is located at 342 W Cotton Longview, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 6,800 Sq. Ft. office and warehouse building; 8 private offices plus reception and waiting areas; 2 ADA‑compliant restrooms and a large conference or training room
