Office Building with
For Sale
$375,000
801 E BROADWAY, Gladewater, TX 75647
COMMERCIAL, Gladewater, TX
Property Size2,400 SF
Lot Size0.63 Acres
Price / SF$156.25
Days on Market421
Property Features for 801 E BROADWAY
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Fenced Parking
Directions
HWY 80 TO ACROSS FROM LEE BUILDING
Subdivision
GLADEWATER ISD
Standard status
Active
Lot size
0.63 Acres
Amenities
three bathrooms
kitchenette
Building Details
Year built
2015
Building materials
Metal, Metal Siding, Wood
Roof type
Metal
Listing Agency:
Coldwell Banker Lenhart-Gilmer · Coldwell Banker Real Estate
(903) 680-2400
Listed By:
Dean Haws · License #0425302
(903) 790-7116
Added: Jul 15, 2025
Changed: Sep 4
Last Checked: Sep 8 at 4:06AM
MLS# 20254896
Copyright © 2026 Longview Area 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 2015 office property provides 2,400 square feet of heated and cooled space on a 0.63-acre site. The layout includes three bathrooms and a small kitchenette, supporting day-to-day staff and visitor needs. Metal construction, metal siding, wood elements, and a metal roof complete the improvements.
A large parking lot serves the building and provides on-site capacity for employees and customers. The flexible interior is described as suitable for office or retail use, giving occupants multiple ways to configure the space within the existing footprint. The property is located at 801 E Broadway in Gladewater, Texas 75647.
A large parking lot serves the building and provides on-site capacity for employees and customers. The flexible interior is described as suitable for office or retail use, giving occupants multiple ways to configure the space within the existing footprint. The property is located at 801 E Broadway in Gladewater, Texas 75647.
Key Highlights
- 2,400 square feet of heated and cooled space
- 0.63‑acre site with a large parking lot
- Three bathrooms distributed throughout the building
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
$32,509
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
8.67%
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%
$650,180
$650.2K
Cap Rate 7%
$464,414
$464.4K
Cap Rate 9%
$361,211
$361.2K
Market Conditions
NOI Build-Up for 2,400 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
$49.2K $20.52/SF
− Vacancy
−$2.8K −$1.17/SF
EGI
$46.4K $19.35/SF
− OpEx
−$13.9K −$5.81/SF
NOI
$32.5K $13.55/SF
Area
Gregg County, TX
Vacancy
5.70%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
30.00%
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%
$650,180
Cap Rate 7%
$464,414
Cap Rate 9%
$361,211
Alternative Uses
Best Use
Office B
$573.5K
$501.8K – $669.1K
NOI $40,145 @ 7.0% cap · market cap 10.71%
Second Best
Retail
$464.4K
$406.4K – $541.8K
NOI $32,509 @ 7.0% cap · market cap 8.67%
Theoretical Best
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,540 @ 7.0% cap · market cap 33.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
Explore this area
Business Placement
Demographics for 75647, TX
13,485
Population
5,706
Households
2.4
Avg Household Size
40
Median Age
17%
College-Educated
85%
High-School Grad
88.6 sq mi
ZIP Area
152
Density / Sq Mi
$61,356
Median Household Income
$38,939
Median Earnings
$1,030
Median Rent
$164,300
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 - Heated and cooled office space includes a kitchenette, multiple bathrooms, and a flexible floor plan.
Where is this office units located?
The property is located at 801 E BROADWAY Gladewater, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,400 square feet of heated and cooled space; 0.63‑acre site with a large parking lot; Three bathrooms distributed throughout the building
