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    Longview Mall Retail Space Title is generated by Realmo AI

    3520 McCann Rd, Longview, TX 75605

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    For Sale
    $2,700,000

    40,524 SF retail space in Longview, Texas.

    Type:Retail
    Property size:
    40,450 SF
    Price / SF:
    $66/SF
    Added:
    Nov 21, 2025
    Days on Market:
    184
    Last Refresh:
    Dec 30 at 8:50 pm

    Property Features for 3520 McCann Rd

    General Information

    Standard status
    Active
    Size
    40,450 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1976

    We can help!

    Listing Contact
    Marlon O. Holford

    Listing agent Marlon O. Holford License ##244353

    Listing office Keystone Realty USA Corp

    Listing date Nov 21, 2025

    Source Sperrycga

    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 Keystone Realty USA Corp

    HighLights

    • Significant value‑add opportunity: potential to increase cap rate from 8.6% to 10.5%.
    • Recently renovated in 2022.
    • Located in Longview Mall, which has undergone over $20 million in renovations.
    • High‑traffic location at the major intersection of Loop 281 and Spur 63, with over 35,000 CPD.
    • Located in a regional market center with a large retail trade area population of 419,810.
    • Opportunity to increase occupancy to 95% with one lease.

    Overview

    This 40,524 square foot retail space is located within Longview Mall in Longview, Texas. The mall has undergone significant renovations in recent years, with over $20 million invested, including a recent major renovation for new tenants such as Home Goods. Other major tenants include Dillard's, JC Penny, Dick's Sporting Goods, and Victoria's Secret. The described space was renovated in 2022 and is currently occupied by L'Patrica and D Bat. The property is situated at the hard corner of Loop 281 and Spur 63, benefiting from high traffic counts exceeding 35,000 cars per day. Longview is positioned in northeast Texas, east of Dallas and west of Shreveport, Louisiana, and serves as a regional market center with a retail trade area population estimated at 419,810. The property was originally built in 1976. Currently at 81% occupancy, leasing the remaining space would bring occupancy to 95%.
    Property Profile Location Intelligence

    Current Use by Public Records

    L'Patricia Clothing & Fashion Store ProComp Sport Martial ... Training Center D-BAT Longview Arcade & Gaming Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Longview
    County
    Gregg
    State
    Texas
    Longitude
    -94.7516043
    Latitude
    32.5385227

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    FAQs

    What type of property is this?
    Shopping mall - 40,524 SF retail space in Longview, Texas.
    Where is this shopping mall located?
    The property is located at 3520 McCann Rd Longview, TX.
    What is the asking price?
    The asking price for this property is $2,700,000.
    What are key features of this property?
    This property features: Significant value‑add opportunity: potential to increase cap rate from 8.6% to 10.5%.; Recently renovated in 2022.; Located in Longview Mall, which has undergone over $20 million in renovations.
    (903) 738-3886
    We can help!
    Listing Contact
    Marlon O. Holford
    Real Estate License ID: #244353
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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