Modern Flex Space with
For Sale
$199,000
819 N Main St., Gladewater, TX 75647
Commercial Sale, Gladewater, TX
Property Size2,375 SF
Lot Size0.37 Acres
Price / SF$83.79
Days on Market24
Property Features for 819 N Main St.
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits
Directions
From 80, head north on N Loop 485. Turn left on 271. Property will be on the right. SIY
Standard status
Active
Size
2,375 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
AB 179 L J RIGSBY SUR TR 13 SEC 3
Tax Annual Amount
5166
Legal Description
AB 179 L J RIGSBY SUR TR 13 SEC 3
Amenities
fenced backyard
saltwater swimming pool
covered rear work area
washer & dryer hookups
Building Details
Year built
2022
Building materials
Metal Siding
Listing Agency:
Century 21 Butler Real Estate · Century 21 Real Estate
(903) 588-2696
Listed By:
Jim Solomon
(903) 439-7714
Added: Jul 31
Changed: Aug 20
Last Checked: Aug 23 at 12:06PM
MLS# 26010678
Copyright © 2026 Greater Tyler 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.
Constructed in 2022, this 2,375-square-foot flex property occupies 0.37 acres and offers a configurable commercial interior. The building includes a reception area, open activity room, kitchen, private work areas, storage, a large shower area, and washer and dryer hookups. Double commercial doors connect to a covered rear work area that can support deliveries, workshops, or other business functions. Metal siding completes the exterior.
The fenced rear yard features artificial turf and a saltwater swimming pool. The property has operated as a dog grooming and training facility, while its existing mix of open, private, utility, and exterior areas supports a range of commercial configurations. Located at 819 N Main St. in Gladewater, the property provides a Main Street setting with dedicated outdoor space.
The fenced rear yard features artificial turf and a saltwater swimming pool. The property has operated as a dog grooming and training facility, while its existing mix of open, private, utility, and exterior areas supports a range of commercial configurations. Located at 819 N Main St. in Gladewater, the property provides a Main Street setting with dedicated outdoor space.
Key Highlights
- 2,375‑square‑foot flex building constructed in 2022
- 0.37‑acre property at 819 N Main St., Gladewater, TX 75647
- 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
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
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
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 - Adaptable commercial layout includes office, service, storage, and outdoor work areas.
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; 0.37‑acre property at 819 N Main St., Gladewater, TX 75647; Reception area, open activity room, kitchen, private work areas, and storage
