Occupied Office Building with NNN
New
For Sale
$925,000
520 N Main ST, Lindale, TX 75771
CommercialSale, Lindale, TX
Property Size5,140 SF
Lot Size0.76 Acres
Price / SF$179.96
Days on Market1
Property Features for 520 N Main ST
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
COMMERCIAL
Subdivision
Daystar Plaza
Directions
From Tyler - take loop 323 South, go to 69 Mineola Hwy. turn left go 11 miles and 520 N. Main in on the right. Edward Jones is in the same building.
Standard status
Active
APN
120360000000003000
Lot size
0.76 Acres
Taxes and HOA fees
Tax Description
DAYSTAR PLAZA LOT 3 2018 NEW SUBD
Tax Annual Amount
15106
Legal Description
DAYSTAR PLAZA LOT 3 2018 NEW SUBD
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Building Details
Year built
2013
Floors in Building
1
Number of units
3
Flooring type
Tile, Laminate
Building materials
Rock, Stone, Stucco
Roof type
Composition
Listing Agency:
Stewart & McGee Real Estate
(903) 675-5207
Listed By:
Julie Stewart · License #0391806
(903) 368-2277
Added: Aug 30
Last Checked: Aug 30 at 7:06PM
MLS# 21356862
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 2013 office building at 520 N. Main Street is fully occupied under long-term NNN leases, with five years remaining and annual rental escalations. The lease structure passes tenants’ pro-rata shares of property taxes, insurance, and maintenance through to the tenants. Rock, stone, and stucco construction is complemented by tile and laminate flooring, electric heating and cooling, a composition roof, public water, and public sewer.
The property fronts the US Highway 69 Main Street corridor in Lindale, with access to primary commercial areas, Interstate 20, Tyler, and the surrounding East Texas market. TxDOT traffic data identifies approximately 21,349 vehicles per day on US 69 North in the Lindale area. The parcel encompasses 0.758 acres and offers a commercial office asset with established tenancy and defined lease terms.
The property fronts the US Highway 69 Main Street corridor in Lindale, with access to primary commercial areas, Interstate 20, Tyler, and the surrounding East Texas market. TxDOT traffic data identifies approximately 21,349 vehicles per day on US 69 North in the Lindale area. The parcel encompasses 0.758 acres and offers a commercial office asset with established tenancy and defined lease terms.
Key Highlights
- 100% occupied office building with long‑term NNN leases
- Five years remaining on the leases with annual rental escalations
- 0.758‑acre parcel along the US Highway 69 Main Street corridor
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
$61,063
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
6.60%
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%
$1,221,260
$1.2M
Cap Rate 7%
$872,329
$872.3K
Cap Rate 9%
$678,478
$678.5K
Market Conditions
NOI Build-Up for 5,140 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
$92.5K $18.00/SF
− Vacancy
−$11.1K −$2.16/SF
EGI
$81.4K $15.84/SF
− OpEx
−$20.4K −$3.96/SF
NOI
$61.1K $11.88/SF
Area
Smith County, TX
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,221,260
Cap Rate 7%
$872,329
Cap Rate 9%
$678,478
Alternative Uses
Best Use
Office B
$872.3K
$763.3K – $1.02M
NOI $61,063 @ 7.0% cap · market cap 6.60%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$3.87M
$3.39M – $4.52M
NOI $271,007 @ 7.0% cap · market cap 29.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
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 building - Long-term NNN tenancy supports a fully occupied commercial property.
Where is this office building located?
The property is located at 520 N Main ST Lindale, TX.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 100% occupied office building with long‑term NNN leases; Five years remaining on the leases with annual rental escalations; 0.758‑acre parcel along the US Highway 69 Main Street corridor
