Spa & Wellness Treatment
For Sale
$740,000
4406 Judson Rd, Longview, TX 75605
Built in 2022 with 13 treatment/suite rooms, a front lobby reception area, and a specialized wet room with in-floor drain.
Property Size2,556 SF
Lot Size0.26 Acres
Price / SF$289.51
Days on Market368
Property Features for 4406 Judson Rd
General Information
Standard status
Active
Size
2,556 SF
Lot size
0.26 Acres
Property subtype
General Commercial
Site & Location
Traffic Count
17,000 vehicles/day
Road Access
Yes
Amenities
3
Concrete Driveway, Paved Driveway.
Landscaped. City Road, Concrete Road, Paved Road.
Building Details
Year Built
2022
Listing Agency:
Julie Woods & Associate RE Firm
(903) 587-5373
Listed By:
Sarah Johnston · License #0789818
(903) 220-9053
Source:
Xome
Added: Sep 3, 2025
Changed: Sep 1
Last Checked: Sep 5 at 5:32AM
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 Julie Woods & Associate RE Firm
Investment Insights
Based on property information with market context.
This contemporary commercial building, completed in August 2022, offers 2,556 square feet of high-end space designed around treatment and service use. The layout includes 13 individual treatment/suite rooms and a spacious front lobby with a built-in reception desk, modern wood finishes, built-in retail shelving with accent lighting, an accent window, and designer finishes. Interior upgrades include 8-foot doors, tiled flooring, quartz countertops, designer mirrors, and modern fixtures.
The property features a specialized wet room with mini-split A/C, waterproof wall and flooring, and an in-floor drain, along with two private rooms with showers and multiple restrooms plus a dedicated mop closet. Additional amenities include water access in all rooms, a wired sound system with speakers in every room, and a hospitality station with a built-in coffee bar, beverage refrigerator, and bar sink, supported by a break room with washer/dryer connections and an arched semi-private dry bar.
Outside, the building is served by a paved concrete parking lot and driveway with professional landscaping, irrigation in both the front and backyard, and a backyard finished with artificial turf, rock accents, and decorative fencing.
The property features a specialized wet room with mini-split A/C, waterproof wall and flooring, and an in-floor drain, along with two private rooms with showers and multiple restrooms plus a dedicated mop closet. Additional amenities include water access in all rooms, a wired sound system with speakers in every room, and a hospitality station with a built-in coffee bar, beverage refrigerator, and bar sink, supported by a break room with washer/dryer connections and an arched semi-private dry bar.
Outside, the building is served by a paved concrete parking lot and driveway with professional landscaping, irrigation in both the front and backyard, and a backyard finished with artificial turf, rock accents, and decorative fencing.
Key Highlights
- Built in 2022: 2,556 SF contemporary commercial building on 0.2563 acres on Judson Rd.
- 13 individual treatment/suite rooms plus a spacious front lobby with built‑in reception desk and retail shelving with accent lighting.
- 400‑amp electrical system and two 220V outlets; each room wired on two separate electrical circuits.
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
$42,754
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
5.78%
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%
$855,080
$855.1K
Cap Rate 7%
$610,771
$610.8K
Cap Rate 9%
$475,044
$475.0K
Market Conditions
NOI Build-Up for 2,556 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
$78.5K $30.72/SF
− Vacancy
−$21.5K −$8.42/SF
EGI
$57.0K $22.30/SF
− OpEx
−$14.3K −$5.58/SF
NOI
$42.8K $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%
$855,080
Cap Rate 7%
$610,771
Cap Rate 9%
$475,044
Alternative Uses
Best Use
Office B
$610.8K
$534.4K – $712.6K
NOI $42,754 @ 7.0% cap · market cap 5.78%
Second Best
Healthcare Medical
$409.8K
$358.6K – $478.1K
NOI $28,687 @ 7.0% cap · market cap 3.88%
Theoretical Best
Hotel Hospitality
$1.93M
$1.68M – $2.25M
NOI $134,765 @ 7.0% cap · market cap 18.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Balanced
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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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Built in 2022 with 13 treatment/suite rooms, a front lobby reception area, and a specialized wet room with in-floor drain.
Where is this spa & wellness property located?
The property is located at 4406 Judson Rd Longview, TX.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: Built in 2022: 2,556 SF contemporary commercial building on 0.2563 acres on Judson Rd.; 13 individual treatment/suite rooms plus a spacious front lobby with built‑in reception desk and retail shelving with accent lighting.; 400‑amp electrical system and two 220V outlets; each room wired on two separate electrical circuits.
