Modern Flex Building with
For Sale
$199,000
819 N Main St, Gladewater, TX 75647
Adaptable commercial layout with reception, private work areas, storage, kitchen, and a fenced outdoor setting.
Property Size2,375 SF
Price / SF$83.79
Days on Market26
Property Features for 819 N Main St
General Information
Standard status
Active
Size
2,375 SF
Building Details
Year Built
2022
Listing Agency:
Century 21 Butler Real Estate
(903) 588-2696
Listed By:
James Solomon
Source:
Minteerteam
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 25 at 5:09AM
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 Century 21 Butler Real Estate
Investment Insights
Based on property information with market context.
Built in 2022, this 2,375-square-foot flex building offers a versatile interior configuration for a range of commercial operations. The layout includes a reception area, open activity or play space, kitchen, several private work areas, storage, a large shower area, and washer and dryer hookups. Double commercial doors connect the building to a covered rear work area that can support deliveries, workshops, or additional operating space.
The fenced backyard includes artificial turf and a saltwater swimming pool, creating a dedicated outdoor component alongside the interior facilities. The property previously operated as a dog grooming and training facility. Located at 819 N Main St in Gladewater, the building provides Main Street exposure and direct access to an established commercial setting.
The fenced backyard includes artificial turf and a saltwater swimming pool, creating a dedicated outdoor component alongside the interior facilities. The property previously operated as a dog grooming and training facility. Located at 819 N Main St in Gladewater, the building provides Main Street exposure and direct access to an established commercial setting.
Key Highlights
- 2,375‑square‑foot flex building constructed in 2022
- Reception area, open activity space, kitchen, private work areas, and storage
- Double commercial doors open to a covered rear work area
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
$13,873
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
6.97%
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%
$277,460
$277.5K
Cap Rate 7%
$198,186
$198.2K
Cap Rate 9%
$154,144
$154.1K
Market Conditions
NOI Build-Up for 2,375 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
$21.7K $9.12/SF
− Vacancy
−$1.8K −$0.78/SF
EGI
$19.8K $8.34/SF
− OpEx
−$5.9K −$2.50/SF
NOI
$13.9K $5.84/SF
Area
Gregg County, TX
Vacancy
8.50%
Lease Rate
$9.12 /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%
$277,460
Cap Rate 7%
$198,186
Cap Rate 9%
$154,144
Alternative Uses
Best Use
Industrial
$198.2K
$173.4K – $231.2K
NOI $13,873 @ 7.0% cap · market cap 6.97%
Second Best
Flex RnD
$162.2K
$142.0K – $189.3K
NOI $11,357 @ 7.0% cap · market cap 5.71%
Theoretical Best
Hotel Hospitality
$1.79M
$1.57M – $2.09M
NOI $125,222 @ 7.0% cap · market cap 62.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Balanced
Demand for This Use
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial layout with reception, private work areas, storage, kitchen, and a fenced outdoor setting.
Where is this flex space located?
The property is located at 819 N Main St Gladewater, TX.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 2,375‑square‑foot flex building constructed in 2022; Reception area, open activity space, kitchen, private work areas, and storage; Double commercial doors open to a covered rear work area
