Single-Story Flex
For Sale
$255,000
Pending
6431 Fm 2011, Longview, TX 75603
Metal-framed facility combines office and storage areas with oversized overhead access.
Property Size2,500 SF
Lot Size1.61 Acres
Days on Market108
Property Features for 6431 Fm 2011
General Information
Standard status
Pending
Size
2,500 SF
Lot size
1.61 Acres
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,708
Building Details
Year Renovated
2020
Buildings
1
Stories
1
Building Size
2,500 SF
Construction
metal frame
Listing Agency:
BOLD Real Estate Group
Listed By:
Suzanne Smith · License #9003751
(903) 235-4216
Source:
Exprealty
Added: May 18
Changed: Aug 31
Last Checked: Sep 1 at 9:05PM
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 BOLD Real Estate Group
Investment Insights
Based on property information with market context.
This single-story flex property includes a 2,500-square-foot metal-framed shop on a concrete slab, with approximately 700 square feet allocated to office and storage functions. The building has metal exterior walls updated in 2020, a metal roof, insulated interior walls, and four oversized overhead doors measuring 12 feet by 10 feet. Its configuration supports equipment storage, workshop activity, operations, and other business uses described for the property.
The building occupies 0.70 acres, with an additional 0.91-acre tract included in the sale. The property is in Elderville, Texas, with access to I-20 minutes away and East Texas Regional Airport nearby.
The building occupies 0.70 acres, with an additional 0.91-acre tract included in the sale. The property is in Elderville, Texas, with access to I-20 minutes away and East Texas Regional Airport nearby.
Key Highlights
- 2,500‑square‑foot single‑story shop building
- 0.70‑acre site plus an additional 0.91‑acre tract
- Four oversized 12' x 10' overhead doors
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
$17,733
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
6.95%
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%
$354,660
$354.7K
Cap Rate 7%
$253,329
$253.3K
Cap Rate 9%
$197,033
$197.0K
Market Conditions
NOI Build-Up for 2,500 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
$22.8K $9.12/SF
− Vacancy
−$1.9K −$0.78/SF
EGI
$20.9K $8.34/SF
− OpEx
−$3.1K −$1.25/SF
NOI
$17.7K $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%
$354,660
Cap Rate 7%
$253,329
Cap Rate 9%
$197,033
Alternative Uses
Best Use
Warehouse
$253.3K
$221.7K – $295.6K
NOI $17,733 @ 7.0% cap · market cap 6.95%
Second Best
Industrial
$208.6K
$182.5K – $243.4K
NOI $14,603 @ 7.0% cap · market cap 5.73%
Theoretical Best
Hotel Hospitality
$1.88M
$1.65M – $2.20M
NOI $131,813 @ 7.0% cap · market cap 51.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
61
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Metal-framed facility combines office and storage areas with oversized overhead access.
Where is this flex space located?
The property is located at 6431 Fm 2011 Longview, TX.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 2,500‑square‑foot single‑story shop building; 0.70‑acre site plus an additional 0.91‑acre tract; Four oversized 12' x 10' overhead doors
