Flex Office with
For Sale
Contact for pricing
4906 West Loop 281, Longview, TX 75603
Flex space with front office or retail/sales area plus receiving and a small warehouse at the rear.
Property Size3,750 SF
Price / SF$102.67
Days on Market145
Property Features for 4906 West Loop 281
General Information
Standard status
Active
Size
3,750 SF
Class
B
Property subtype
Retail, Industrial
Zoning
Light Industrial
Listing Agency:
Beer Wells Real Estate Services – East Texas, Inc.
Listed By:
Walter Northcutt · License #510190
Source:
Crexi
Added: Apr 16
Changed: Aug 24
Last Checked: Sep 7 at 5:05AM
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 Beer Wells Real Estate Services – East Texas, Inc.
Investment Insights
Based on property information with market context.
This flex space is designed with a front office/retail/sales area and a back portion that supports receiving and small warehouse use. The layout is oriented to separate customer-facing space from operations, with space for deliveries and basic storage.
The property is offered for sale and is described as having receiving capabilities in the rear section to support day-to-day workflow.
Overall, the building configuration supports mixed use between front-facing functions and back-of-house warehouse needs.
The property is offered for sale and is described as having receiving capabilities in the rear section to support day-to-day workflow.
Overall, the building configuration supports mixed use between front-facing functions and back-of-house warehouse needs.
Key Highlights
- Front office/retail/sales area with receiving and a small warehouse at the rear
- Flex space layout combining front customer‑facing space with back receiving and warehouse area
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
$26,599
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
6.91%
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%
$531,980
$532.0K
Cap Rate 7%
$379,986
$380.0K
Cap Rate 9%
$295,544
$295.5K
Market Conditions
NOI Build-Up for 3,750 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
$34.2K $9.12/SF
− Vacancy
−$2.9K −$0.78/SF
EGI
$31.3K $8.34/SF
− OpEx
−$4.7K −$1.25/SF
NOI
$26.6K $7.09/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$9.12 /SF/Yr
Expense Ratio
15.00%
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%
$531,980
Cap Rate 7%
$379,986
Cap Rate 9%
$295,544
Alternative Uses
Best Use
Retail
$725.6K
$634.9K – $846.6K
NOI $50,795 @ 7.0% cap · market cap 13.19%
Second Best
Warehouse
$380.0K
$332.5K – $443.3K
NOI $26,599 @ 7.0% cap · market cap 6.91%
Theoretical Best
Hotel Hospitality
$2.82M
$2.47M – $3.30M
NOI $197,719 @ 7.0% cap · market cap 51.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75603, TX
5,784
Population
2,983
Households
1.9
Avg Household Size
45
Median Age
25%
College-Educated
93%
High-School Grad
53.0 sq mi
ZIP Area
109
Density / Sq Mi
$67,067
Median Household Income
$32,375
Median Earnings
$687
Median Rent
$175,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space with front office or retail/sales area plus receiving and a small warehouse at the rear.
Where is this flex space located?
The property is located at 4906 West Loop 281 Longview, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Front office/retail/sales area with receiving and a small warehouse at the rear; Flex space layout combining front customer‑facing space with back receiving and warehouse area
