Mixed-Use Building with Outdoor
New
For Sale
$1,999,000
4523 Judson Road, Longview, TX 75605
COMMERCIAL, Longview, TX
Property Size8,300 SF
Price / SF$240.84
Days on Market4
Property Features for 4523 Judson Road
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Landscaped, Lighted Parking, Security Parking
Directions
N on Judson Road, Property on left.
Subdivision
LGV ISD 111
Standard status
Active
Amenities
outdoor kitchen and entertainment area
Building Details
Number of units
1
Building materials
Brick
Roof type
Flat
Listing Agency:
Ramsey Realty Group
(903) 759-3333
Listed By:
Janti Patel · License #0702321
(903) 241-8955
Added: Sep 24
Changed: Sep 25
Last Checked: Sep 27 at 2:06PM
MLS# 20266772
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.
Investment Insights
Based on property information with market context.
The approximately 8,300-square-foot mixed-use property on Judson Road combines an event venue with office rentals. Its interior includes multiple offices and open work areas, and the layout can be separated into as many as three office spaces. Brick construction and a flat roof complement the building’s practical configuration.
An outdoor kitchen with multiple grills provides an additional area for events and gatherings. The property also has parking and is located in Longview, Texas.
An outdoor kitchen with multiple grills provides an additional area for events and gatherings. The property also has parking and is located in Longview, Texas.
Key Highlights
- Approximately 8,300 square feet
- Currently used as an event venue with small and large office rentals
- Layout includes multiple offices and open work areas
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
$84,038
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
4.20%
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%
$1,680,760
$1.7M
Cap Rate 7%
$1,200,543
$1.2M
Cap Rate 9%
$933,756
$933.8K
Market Conditions
NOI Build-Up for 8,300 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
$149.4K $18.00/SF
− Vacancy
−$14.9K −$1.80/SF
EGI
$134.5K $16.20/SF
− OpEx
−$50.4K −$6.07/SF
NOI
$84.0K $10.13/SF
Area
Gregg County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,680,760
Cap Rate 7%
$1,200,543
Cap Rate 9%
$933,756
Alternative Uses
Best Use
Mixed Use
$1.20M
$1.05M – $1.40M
NOI $84,038 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$6.25M
$5.47M – $7.29M
NOI $437,618 @ 7.0% cap · market cap 21.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - An event venue and office rentals share a flexible layout with outdoor gathering space.
Where is this mixed-use property located?
The property is located at 4523 Judson Road Longview, TX.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Approximately 8,300 square feet; Currently used as an event venue with small and large office rentals; Layout includes multiple offices and open work areas
