Updated Office Building with Four
For Sale
$399,000
501 N Main St, Lindale, TX 75771
Flexible commercial layout with reception, break-room, restroom, and parking components for professional business use.
Property Size1,696 SF
Price / SF$235.26
Days on Market11
Property Features for 501 N Main St
General Information
Standard status
Active
Size
1,696 SF
Amenities
private offices
reception area
kitchen
bathrooms
ample parking
Building Details
Year Built
1964
Buildings
1
Listing Agency:
Leslie Cain Realty
(903) 330-5192
Listed By:
April Shipman · License #0680481
Source:
Yourdavisteam
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 29 at 2:30PM
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 Leslie Cain Realty
Investment Insights
Based on property information with market context.
This 1,696-square-foot office property combines an updated interior with a practical layout for a range of professional operations. The building includes four enclosed offices or treatment rooms, a reception or waiting area, a kitchen or break room, and two bathrooms. The configuration supports private work areas while maintaining a shared customer-facing space.
Located at 501 N Main St in downtown Lindale, the property sits near SpringHill Suites, TJC North Campus, and multiple restaurants. The surrounding setting places the office near established hospitality, education, and dining destinations, with parking available on site. Built in 1964, the building offers a dedicated commercial setting with adaptable interior spaces.
Located at 501 N Main St in downtown Lindale, the property sits near SpringHill Suites, TJC North Campus, and multiple restaurants. The surrounding setting places the office near established hospitality, education, and dining destinations, with parking available on site. Built in 1964, the building offers a dedicated commercial setting with adaptable interior spaces.
Key Highlights
- 1,696‑square‑foot office property with an updated interior
- Four private offices or treatment rooms
- Reception or waiting area for visitors and clients
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 reception, break-room, restroom, and parking components for professional business use.
Where is this office units located?
The property is located at 501 N Main St 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 with an updated interior; Four private offices or treatment rooms; Reception or waiting area for visitors and clients
