Longview Commercial Building on
4406 Judson Rd, Longview, TX 75605
COMMERCIAL - Longview, TX
Property size:
2,556 SFLot size:
0.26 AcresPrice / SF:
$291/SF- Added:
- Dec 2, 2025
- Days on Market:
- 170
- Last Refresh:
- May 21 at 9:06 pm
Property Features for 4406 Judson Rd
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Standard status
- Active
- Size
- 2,556 SF
- Lot size
- 0.26 Acres
Building Details
- Year built
- 2022
- Floors in Building
- 1
- Number of units
- 13
- Building materials
- Stucco
- Roof type
- Composition
Listing agent Sarah Johnston License #0789818 (903) 220-9053
Listing office Julie Woods & Associate RE Firm 1116 Judson Rd, Longview, TX (903) 587-5373
Listing date Dec 2, 2025
MLS# 20258067
Copyright © 2026 Longview Area 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.
HighLights
- High‑visibility location on Judson Rd with over 17,000 vehicles passing daily.
- Modern, energy‑efficient construction (built in 2022 with spray foam insulation).
- Turnkey opportunity with 13 versatile treatment/suite rooms and high‑end finishes throughout.
- Specialized wet room with mini‑split A/C, waterproof features, and in‑floor drain.
- Water access in all rooms for ultimate flexibility.
- Paved parking, professional landscaping, and finished backyard with artificial turf and decorative fencing.
Overview
Located on Judson Rd, this contemporary commercial building completed in August 2022 offers 2,556 sq ft of space on 0.2563 acres. Constructed according to ADA requirements and city codes, the property features modern construction, flexible room layouts, and premium finishes. The building is designed for energy efficiency with spray foam insulation in the trusses and exterior walls. The interior includes 13 individual treatment/suite rooms, a spacious front lobby with a built-in reception desk, retail shelving with accent lighting, a large accent window, chandelier, and designer wallpaper. The property has a 400-amp electrical system, two 220V outlets, and each room is wired on two separate electrical circuits. A specialized wet room includes a mini-split A/C, waterproof walling/flooring, and an in-floor drain. A wired sound system with speakers is installed in every room, along with a central sound system with Bluetooth. High-end finishes include 8-ft doors, tiled flooring, quartz countertops, designer mirrors, and modern fixtures. Water access is available in all rooms, and there are two private rooms with showers, two restrooms, and a mop closet. A hospitality station features a built-in coffee bar, beverage refrigerator, and bar sink with faucet. There is also a break room with workspace and washer & dryer connections, and an arched semi-private dry bar with quartz countertops, high-end faucets, and illuminated mirrors. Large windows provide natural light. Exterior features include a paved concrete parking lot and driveway, professional landscaping with rock accents, an irrigation system, artificial turf, rock accents, and decorative fencing in the backyard. The property is suitable for a med-spa, wellness center, chiropractic, physical therapy, sports recovery studio, esthetics, massage therapy, cosmetology suites, beauty/barber suites, lash and brow studios, makeup artistry, boutique fitness, mental health counseling, therapy offices, dental, orthodontic, specialty medical clinic, professional offices, or a retail boutique with treatment rooms.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$475.0K
NOI $42,754 @ 9.00% cap · cautious / downside scenario
Moderate
$610.8K
NOI $42,754 @ 7.00% cap · market / base-case scenario
Aggressive
$855.1K
NOI $42,754 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $78.5k | $30.72 |
| − Vacancy | −$21.5k | −$8.42 |
| EGI | $57.0k | $22.30 |
| − OpEx | −$14.3k | −$5.58 |
| NOI | $42.8k | $16.73 |
2,556 SF · lease $30.72/SF/yr · vacancy 27.40% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$610.8K
$534.4K – $712.6K
NOI $42,754 @ 7.0% cap · market cap 5.74%
Second Best
Retail
$494.6K
$432.8K – $577.0K
NOI $34,622 @ 7.0% cap · market cap 4.65%
Theoretical Best
Hotel Hospitality
$1.93M
$1.68M – $2.25M
NOI $134,765 @ 7.0% cap · market cap 18.09%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Tula Wellness
Alternative Medicine Practice
Location Insight
- Map
- Local Demand
- City
- Longview
- County
- Gregg
- State
- Texas
- Longitude
- -94.75136
- Latitude
- 32.565636
Nearby Similar for Sale
FAQs
What type of property is this?
Spa & wellness property - Contemporary, energy-efficient commercial building on a high-visibility corridor.
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 $745,000.
What are key features of this property?
This property features: High‑visibility location on Judson Rd with over 17,000 vehicles passing daily.; Modern, energy‑efficient construction (built in 2022 with spray foam insulation).; **Turnkey opportunity with 13 versatile treatment/suite rooms and high‑end finishes throughout.**
