Office/Warehouse Flex
For Sale
$1,150,000
3484 Farm to Market 2813, Flint, TX 75762
Commercial Sale, Flint, TX
Property Size7,000 SF
Lot Size1.00 Acre
Price / SF$164.29
Days on Market85
Property Features for 3484 Farm to Market 2813
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Lot features
Outside City Limits
Directions
From Tyler- South on 69 past toll 49 turn right onto 2813 and property is approximately 1 mile on right
Standard status
Active
Size
7,000 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
Abst A0906 A Scott Tract 17A
Tax Annual Amount
5031
Legal Description
Abst A0906 A Scott Tract 17A
Utilities
Cooling system
Central Air, Electric
Building Details
Year built
1984
Building materials
Metal Siding
Listing Agency:
Fathom Realty, LLC
(888) 455-6040
Listed By:
Angie Bullington
(903) 714-3399
Added: May 28
Changed: Aug 20
Last Checked: Aug 20 at 8:06PM
MLS# 26007486
Copyright © 2026 Greater Tyler Association 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 7,000-square-foot flex property combines 4,000 square feet of heated and cooled office area with 3,000 square feet of warehouse space. The office component includes seven private offices, a conference room, reception area, and two restrooms. Warehouse functionality is supported by two 12-foot overhead doors. Concrete tilt-wall construction, steel framing, and a metal roof provide the building’s primary structural features, while central air and electric cooling serve the office area.
The property occupies approximately 1 acre on Farm to Market 2813 in Flint, with off-street parking and access to Tyler, Flint, and surrounding East Texas markets. Original construction dates to 1984, with additional space added in 1997. The sale includes real property only, and the current business tenant occupies the building on a month-to-month basis.
The property occupies approximately 1 acre on Farm to Market 2813 in Flint, with off-street parking and access to Tyler, Flint, and surrounding East Texas markets. Original construction dates to 1984, with additional space added in 1997. The sale includes real property only, and the current business tenant occupies the building on a month-to-month basis.
Key Highlights
- 7,000 SF flex property on approximately 1 acre
- 4,000 SF heated and cooled office area with 7 private offices
- 3,000 SF warehouse area with two 12‑foot overhead doors
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
$83,160
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
7.23%
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%
$1,663,200
$1.7M
Cap Rate 7%
$1,188,000
$1.2M
Cap Rate 9%
$924,000
$924.0K
Market Conditions
NOI Build-Up for 7,000 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
$126.0K $18.00/SF
− Vacancy
−$15.1K −$2.16/SF
EGI
$110.9K $15.84/SF
− OpEx
−$27.7K −$3.96/SF
NOI
$83.2K $11.88/SF
Area
Smith County, TX
Vacancy
12.00%
Lease Rate
$18.00 /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%
$1,663,200
Cap Rate 7%
$1,188,000
Cap Rate 9%
$924,000
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,160 @ 7.0% cap · market cap 7.23%
Second Best
Warehouse
$625.3K
$547.2K – $729.5K
NOI $43,772 @ 7.0% cap · market cap 3.81%
Theoretical Best
Hotel Hospitality
$5.27M
$4.61M – $6.15M
NOI $369,075 @ 7.0% cap · market cap 32.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75762, TX
13,923
Population
6,052
Households
2.3
Avg Household Size
40
Median Age
38%
College-Educated
97%
High-School Grad
44.7 sq mi
ZIP Area
311
Density / Sq Mi
$91,429
Median Household Income
$47,587
Median Earnings
$1,201
Median Rent
$283,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Concrete tilt-wall construction combines configured office space with warehouse access for varied commercial operations.
Where is this flex space located?
The property is located at 3484 Farm to Market 2813 Flint, TX.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 7,000 SF flex property on approximately 1 acre; 4,000 SF heated and cooled office area with 7 private offices; 3,000 SF warehouse area with two 12‑foot overhead doors
