Modern Flex Space with
For Sale
$199,000
819 N Main Street, Gladewater, TX 75647
CommercialSale, Gladewater, TX
Property Size2,375 SF
Lot Size0.37 Acres
Price / SF$83.79
Days on Market47
Property Features for 819 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Cml
Directions
From 80, head north on N Loop 485. Turn left on 271. Property will be on the right. SIY
Standard status
Active
APN
5166
Lot size
0.37 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
reception area
kitchen
shower area
washer/dryer hookups
covered rear work area
fenced backyard
saltwater swimming pool
artificial turf
Building Details
Year built
2022
Floors in Building
1
Number of units
1
Flooring type
Vinyl, Concrete, Tile
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Century 21 Butler Real Estate
(903) 588-2696
Listed By:
James Solomon · License #0790374
(903) 439-7714
Added: Aug 3
Changed: Sep 13
Last Checked: Sep 18 at 6:06PM
MLS# 21347282
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.
Built in 2022, this 2,375-square-foot flex space at 819 N Main Street combines a contemporary commercial building with adaptable interior and exterior areas. The layout includes a reception area, open activity room, kitchen, private work areas, storage, a large shower area, and washer and dryer hookups. Vinyl, concrete, and tile flooring support a range of business configurations.
Double commercial doors connect the building to a substantial covered rear work area suitable for deliveries, workshops, or additional operating space. The fenced 0.37-acre property also features artificial turf and a saltwater swimming pool. Public water and public sewer serve the site, with metal siding and a metal roof. Located in Gladewater, the property offers Main Street frontage, outdoor space, and a building layout that has previously supported dog grooming and training operations.
Double commercial doors connect the building to a substantial covered rear work area suitable for deliveries, workshops, or additional operating space. The fenced 0.37-acre property also features artificial turf and a saltwater swimming pool. Public water and public sewer serve the site, with metal siding and a metal roof. Located in Gladewater, the property offers Main Street frontage, outdoor space, and a building layout that has previously supported dog grooming and training operations.
Key Highlights
- 2,375‑square‑foot flex space built in 2022
- 0.37‑acre fenced property with artificial turf and saltwater swimming pool
- Reception area, open activity room, kitchen, private work areas, and storage
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
Office B
$567.5K
$496.6K – $662.1K
NOI $39,727 @ 7.0% cap · market cap 19.96%
Second Best
Industrial
$198.2K
$173.4K – $231.2K
NOI $13,873 @ 7.0% cap · market cap 6.97%
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
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Under-served
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial layout with reception, private work areas, kitchen, storage, and covered rear workspace.
Where is this flex space located?
The property is located at 819 N Main Street 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 space built in 2022; 0.37‑acre fenced property with artificial turf and saltwater swimming pool; Reception area, open activity room, kitchen, private work areas, and storage
