Building Details

Construction brick

Listing Agency: Regal, REALTORS Show Phone

Listed By: Bill Moomaw · License #0715236 Show Phone

Source: Josephfloreshome

Added: Sep 20 Last Checked: Sep 21 at 6:44AM

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Investment Insights

Based on property information with market context.

This 3.5-acre commercial property combines a 2,075-square-foot brick building with a separate 2,400-square-foot insulated shop. The brick structure can accommodate professional offices, administrative functions, or on-site living quarters. The shop includes plumbing, electrical service, and HVAC, supporting flexible operational use. A carport and storage building add space for vehicles, equipment, and materials.

Located along US-175 between Mabank and Athens, the property offers highway frontage in the established corridor connecting those communities. Commercial zoning supports a range of potential configurations, including a business headquarters, light manufacturing operation, food service use, event space, production workspace, or live-work compound.

Key Highlights

• 3.5‑acre commercial property along US‑175 between Mabank and Athens
• 2,075‑square‑foot brick building for office, administrative, or 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

Office B

$495.8K

$433.9K – $578.5K (±1% cap)

NOI $34,709 @ 7.0% cap · market cap 11.20%

Second Best

Flex RnD

$312.1K

$273.1K – $364.2K (±1% cap)

NOI $21,850 @ 7.0% cap · market cap 7.05%

Theoretical Best

Office A

$729.9K

$638.7K – $851.6K (±1% cap)

NOI $51,095 @ 7.0% cap · market cap 16.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Suggested Use

Top Pick Hair Salon Big Box & Wholesale Store Plumbing Service Locksmith Auto Parts Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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 Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Flex Space with Insulated Shop

449 Us-175, Eustace, TX 75124

$310,000

2,075 SF

View details

Commercial Mixed-Use Property with Shop

449 HWY 175, Eustace, TX 75124

$310,000

4,475 SF

View details

Frequently Asked Questions

What type of property is this?

Flex space - Commercial zoning supports office, shop, and live-work configurations.

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 US‑175 between Mabank and Athens; 2,075‑square‑foot brick building for office, administrative, or living use; Fully insulated 2,400‑square‑foot shop with plumbing, electrical service, and HVAC