Renovated Flex Space with Secure
For Sale
Contact for pricing
344 W Cotton Street, Longview, TX 75601
Two-building light industrial property with updated interiors, fenced yard space, and access to three major highways.
Property Size7,165 SF
Price / SF$58.48
Days on Market58
Property Features for 344 W Cotton Street
General Information
Standard status
Active
Size
7,165 SF
Property subtype
Industrial, Office
Zoning
Light Industrial
Investment Type
Owner/User
Building Details
Year Renovated
2023
Buildings
2
Listing Agency:
Eberhart-Miller Real Estate Services
(903) 736-1740
Listed By:
Dustin Eberhart · License #649293
Source:
Crexi
Added: Jul 7
Changed: Aug 31
Last Checked: Aug 31 at 2:55AM
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 Eberhart-Miller Real Estate Services
Investment Insights
Based on property information with market context.
This flex space offering includes approximately 7,165 SF across two buildings, combining industrial and office areas within a light industrial setting. The interiors have been renovated, while exterior improvements and HVAC work were completed in 2023. Perimeter fencing encloses secure yard space for added site functionality.
The property is positioned in Longview, Texas, with access to Interstate 20, Highway 80, and Highway 31. Its two-building configuration and blend of office and industrial areas support a range of owner-user or user/investor applications.
The property is positioned in Longview, Texas, with access to Interstate 20, Highway 80, and Highway 31. Its two-building configuration and blend of office and industrial areas support a range of owner-user or user/investor applications.
Key Highlights
- Approximately 7,165 SF across two buildings
- Renovated interiors with exterior and HVAC work completed in 2023
- Perimeter fencing and secure yard space
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
$34,262
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
8.18%
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%
$685,240
$685.2K
Cap Rate 7%
$489,457
$489.5K
Cap Rate 9%
$380,689
$380.7K
Market Conditions
NOI Build-Up for 7,165 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
$57.6K $8.04/SF
− Vacancy
−$4.9K −$0.68/SF
EGI
$52.7K $7.36/SF
− OpEx
−$18.4K −$2.57/SF
NOI
$34.3K $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%
$685,240
Cap Rate 7%
$489,457
Cap Rate 9%
$380,689
Alternative Uses
Best Use
Office B
$1.71M
$1.50M – $2.00M
NOI $119,849 @ 7.0% cap · market cap 28.60%
Second Best
Warehouse
$726.0K
$635.3K – $847.0K
NOI $50,822 @ 7.0% cap · market cap 12.13%
Theoretical Best
Hotel Hospitality
$5.40M
$4.72M – $6.30M
NOI $377,775 @ 7.0% cap · market cap 90.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,186
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75601, TX
15,813
Population
6,545
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
88%
High-School Grad
9.1 sq mi
ZIP Area
1,738
Density / Sq Mi
$63,279
Median Household Income
$35,505
Median Earnings
$910
Median Rent
$193,800
Median Home Value
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 - Two-building light industrial property with updated interiors, fenced yard space, and access to three major highways.
Where is this flex space located?
The property is located at 344 W Cotton Street Longview, TX.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Approximately 7,165 SF across two buildings; Renovated interiors with exterior and HVAC work completed in 2023; Perimeter fencing and secure yard space
