Updated Office
For Sale
$399,000
501 N Main, Lindale, TX 75771
Commercial Sale, Lindale, TX
Property Size1,696 SF
Lot Size0.27 Acres
Price / SF$235.26
Days on Market58
Property Features for 501 N Main
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits
Directions
From I-20 head north on hwy 69. Go past hwy 16 approximately half a mile. Building on your right.
Standard status
Active
Size
1,696 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
ABST A0071 T BURBRIDGE TRACT 8B S02
Tax Annual Amount
4273
Legal Description
ABST A0071 T BURBRIDGE TRACT 8B S02
Building Details
Building materials
Brick
Listing Agency:
Leslie Cain Realty, LLC
(903) 594-8721
Listed By:
April Shipman · License #0680481
(903) 330-5192
Added: Jun 25
Changed: Aug 20
Last Checked: Aug 21 at 11:06PM
MLS# 26008907
Copyright © 2026 Greater Tyler 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.
This 1,696-square-foot office property occupies 0.273 acres and is constructed with brick. The updated interior includes four private offices or treatment rooms, a reception and waiting area, a kitchen or break room, and two bathrooms. The layout supports office or treatment-oriented operations while maintaining distinct work areas and shared customer space.
Located at 501 N Main in downtown Lindale, the property is near SpringHill Suites, TJC North Campus, and several restaurants. On-site parking adds practical convenience for occupants and visitors. The combination of private rooms, common areas, and a central Lindale location provides a compact commercial setting for an office-based business.
Located at 501 N Main in downtown Lindale, the property is near SpringHill Suites, TJC North Campus, and several restaurants. On-site parking adds practical convenience for occupants and visitors. The combination of private rooms, common areas, and a central Lindale location provides a compact commercial setting for an office-based business.
Key Highlights
- 1,696‑square‑foot office property on 0.273 acres
- Four private offices or treatment rooms
- Reception and waiting area with kitchen or break room
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
$25,095
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
6.29%
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%
$501,900
$501.9K
Cap Rate 7%
$358,500
$358.5K
Cap Rate 9%
$278,833
$278.8K
Market Conditions
NOI Build-Up for 1,696 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
$50.3K $29.64/SF
− Vacancy
−$8.4K −$4.98/SF
EGI
$41.8K $24.66/SF
− OpEx
−$16.7K −$9.86/SF
NOI
$25.1K $14.80/SF
Area
Smith County, TX
Vacancy
16.80%
Lease Rate
$29.64 /SF/Yr
Expense Ratio
40.00%
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%
$501,900
Cap Rate 7%
$358,500
Cap Rate 9%
$278,833
Alternative Uses
Best Use
Healthcare Medical
$358.5K
$313.7K – $418.3K
NOI $25,095 @ 7.0% cap · market cap 6.29%
Second Best
Office B
$287.8K
$251.9K – $335.8K
NOI $20,148 @ 7.0% cap · market cap 5.05%
Theoretical Best
Hotel Hospitality
$1.28M
$1.12M – $1.49M
NOI $89,422 @ 7.0% cap · market cap 22.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Explore this area
Business Placement
Demographics for 75771, TX
21,870
Population
9,241
Households
2.4
Avg Household Size
41
Median Age
29%
College-Educated
91%
High-School Grad
146.1 sq mi
ZIP Area
150
Density / Sq Mi
$90,112
Median Household Income
$48,088
Median Earnings
$1,318
Median Rent
$266,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible commercial layout with private rooms, customer reception space, break area, bathrooms, and on-site parking.
Where is this office units located?
The property is located at 501 N Main Lindale, TX.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,696‑square‑foot office property on 0.273 acres; Four private offices or treatment rooms; Reception and waiting area with kitchen or break room
