Highway-Frontage Flex
For Sale
$310,000
449 Us-175, Eustace, TX 75124
Commercially zoned site combining office, shop, storage, and live-work functionality.
Property Size2,075 SF
Lot Size3.50 Acres
Days on Market44
Property Features for 449 Us-175
General Information
Standard status
Active
Size
2,075 SF
Lot size
3.50 Acres
Property subtype
Commercial
Zoning
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
2,075 SF
Year Built
1955
Stories
1
Units
2
Construction
brick
Listing Agency:
Regal, REALTORS
(903) 880-3989
Listed By:
Bill Moomaw · License #0715236
(903) 880-3989
Source:
1111brokerage
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 22 at 3:27AM
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 Regal, REALTORS
Investment Insights
Based on property information with market context.
This flex property occupies 3.5 acres along State Highway 175 between Mabank and Athens. The improvements include a 2,075-square-foot brick building configured for professional office, administrative, or on-site living use. A separate 2,400-square-foot shop is fully insulated and includes plumbing, electrical service, and HVAC, supporting manufacturing, food service, events, or production activities.
Additional improvements include a carport and storage building for vehicles, equipment, or operational support. Commercial zoning and the combination of office, shop, and accessory improvements allow for business headquarters, a live-work compound, or other multi-use operations. Highway frontage provides direct exposure along the corridor.
Additional improvements include a carport and storage building for vehicles, equipment, or operational support. Commercial zoning and the combination of office, shop, and accessory improvements allow for business headquarters, a live-work compound, or other multi-use operations. Highway frontage provides direct exposure along the corridor.
Key Highlights
- 3.5‑acre commercial property along State Highway 175
- 2,075‑square‑foot brick building for office, administrative, or on‑site living use
- Fully insulated 2,400‑square‑foot shop with plumbing, electrical service, and HVAC
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
$21,850
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
7.05%
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%
$437,000
$437.0K
Cap Rate 7%
$312,143
$312.1K
Cap Rate 9%
$242,778
$242.8K
Market Conditions
NOI Build-Up for 2,075 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
$37.4K $18.00/SF
− Vacancy
−$3.7K −$1.80/SF
EGI
$33.6K $16.20/SF
− OpEx
−$11.8K −$5.67/SF
NOI
$21.8K $10.53/SF
Area
Henderson County, TX
Vacancy
10.00%
Lease Rate
$18.00 /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%
$437,000
Cap Rate 7%
$312,143
Cap Rate 9%
$242,778
Alternative Uses
Best Use
Flex RnD
$312.1K
$273.1K – $364.2K
NOI $21,850 @ 7.0% cap · market cap 7.05%
Second Best
Industrial
$153.9K
$134.7K – $179.6K
NOI $10,774 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$729.9K
$638.7K – $851.6K
NOI $51,095 @ 7.0% cap · market cap 16.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75124, TX
5,093
Population
2,371
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
91%
High-School Grad
89.2 sq mi
ZIP Area
57
Density / Sq Mi
$79,162
Median Household Income
$45,994
Median Earnings
$932
Median Rent
$195,300
Median Home Value
Market
Vacancy Rate% for Industrial 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 - Commercially zoned site combining office, shop, storage, and live-work functionality.
Where is this flex space located?
The property is located at 449 Us-175 Eustace, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 3.5‑acre commercial property along State Highway 175; 2,075‑square‑foot brick building for office, administrative, or on‑site living use; Fully insulated 2,400‑square‑foot shop with plumbing, electrical service, and HVAC
