Flex Space with Insulated
For Sale
$310,000
449 HWY 175, Eustace, TX 75124
Commercial Sale, Eustace, TX
Property Size4,475 SF
Lot Size3.50 Acres
Price / SF$69.27
Days on Market151
Property Features for 449 HWY 175
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Henderson
Standard status
Active
APN
00604230000031
Size
4,475 SF
Lot size
3.50 Acres
Taxes and HOA fees
Tax Description
AB 60 J M BERTRAN SUR, TR 423
Legal Description
AB 60 J M BERTRAN SUR, TR 423
Building Details
Year built
1955
Listing Agency:
Regal Realtors LLC
(972) 771-6970
Listed By:
William Moomaw · License #0715236
(214) 244-1804
Added: Mar 27
Changed: Aug 20
Last Checked: Aug 24 at 10:06PM
MLS# 112560
Copyright © 2026 Henderson County Board 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.
Investment Insights
Based on property information with market context.
This commercial property occupies 3.5 acres and includes a 4,475-square-foot brick building suited to office or administrative functions, with the source also identifying potential for on-site living quarters. A separate 2,400-square-foot insulated shop adds plumbing, electrical service, and HVAC for operational flexibility. The improvements also include a carport and a storage building for vehicles, equipment, or materials.
The property fronts State Highway 175 in Eustace, Texas, between Mabank and Athens. Commercial zoning supports a range of business-oriented configurations, while the combination of office space, shop capacity, and auxiliary improvements accommodates varied commercial operations without relying on a single building format. The original structure dates to 1955.
The property fronts State Highway 175 in Eustace, Texas, between Mabank and Athens. Commercial zoning supports a range of business-oriented configurations, while the combination of office space, shop capacity, and auxiliary improvements accommodates varied commercial operations without relying on a single building format. The original structure dates to 1955.
Key Highlights
- 3.5‑acre commercial property along State Highway 175
- 4,475‑square‑foot brick building with office and administrative use potential
- 2,400‑square‑foot fully insulated shop
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
$23,235
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
7.50%
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%
$464,700
$464.7K
Cap Rate 7%
$331,929
$331.9K
Cap Rate 9%
$258,167
$258.2K
Market Conditions
NOI Build-Up for 4,475 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
$36.5K $8.16/SF
− Vacancy
−$3.3K −$0.74/SF
EGI
$33.2K $7.42/SF
− OpEx
−$10.0K −$2.23/SF
NOI
$23.2K $5.19/SF
Area
Henderson County, TX
Vacancy
9.10%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
30.00%
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%
$464,700
Cap Rate 7%
$331,929
Cap Rate 9%
$258,167
Alternative Uses
Best Use
Flex RnD
$673.2K
$589.0K – $785.4K
NOI $47,122 @ 7.0% cap · market cap 15.20%
Second Best
Industrial
$331.9K
$290.4K – $387.3K
NOI $23,235 @ 7.0% cap · market cap 7.50%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,192 @ 7.0% cap · market cap 35.55%
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
182
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 property combines office-capable space with an insulated shop.
Where is this flex space located?
The property is located at 449 HWY 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; 4,475‑square‑foot brick building with office and administrative use potential; 2,400‑square‑foot fully insulated shop
