Absolute NNN Retail
For Sale
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935 E Young St, Longview, TX 75602
Single-tenant retail asset with six years remaining under an absolute NNN lease.
Property Size8,320 SF
Price / SF$175.84
Days on Market154
Property Features for 935 E Young St
General Information
Standard status
Active
Size
8,320 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$113,384
Building Details
Year Built
2016
Buildings
1
Tenancy
Single
Listing Agency:
Sands Investment Group Austin
Listed By:
Cayson Willeford · License #796321
Source:
Crexi
Added: Apr 1
Changed: Aug 31
Last Checked: Aug 30 at 10:54AM
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 Sands Investment Group Austin
Investment Insights
Based on property information with market context.
The property is an 8,320-square-foot retail building constructed in 2016 and occupied by Family Dollar. Its lease structure is absolute NNN, with no landlord responsibilities identified in the property information and 6 years remaining on the current term.
Located at 935 E Young Street in Longview, Texas, the asset includes scheduled rent increases of 10% in April 2027 and at five-year intervals during the option periods. The property offers a straightforward single-tenant retail configuration with contractual escalation provisions.
Located at 935 E Young Street in Longview, Texas, the asset includes scheduled rent increases of 10% in April 2027 and at five-year intervals during the option periods. The property offers a straightforward single-tenant retail configuration with contractual escalation provisions.
Key Highlights
- 8,320 SF Family Dollar retail building at 935 E Young Street, Longview, TX
- Built in 2016
- 6 years remaining on an Absolute Triple Net (NNN) Lease
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
$112,696
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
7.70%
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%
$2,253,920
$2.3M
Cap Rate 7%
$1,609,943
$1.6M
Cap Rate 9%
$1,252,178
$1.3M
Market Conditions
NOI Build-Up for 8,320 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
$170.7K $20.52/SF
− Vacancy
−$9.7K −$1.17/SF
EGI
$161.0K $19.35/SF
− OpEx
−$48.3K −$5.81/SF
NOI
$112.7K $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%
$2,253,920
Cap Rate 7%
$1,609,943
Cap Rate 9%
$1,252,178
Alternative Uses
Best Use
Retail
$1.61M
$1.41M – $1.88M
NOI $112,696 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$6.27M
$5.48M – $7.31M
NOI $438,672 @ 7.0% cap · market cap 29.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Explore this area
Business Placement
Demographics for 75602, TX
22,041
Population
8,131
Households
2.7
Avg Household Size
33
Median Age
14%
College-Educated
79%
High-School Grad
51.9 sq mi
ZIP Area
425
Density / Sq Mi
$56,659
Median Household Income
$30,199
Median Earnings
$970
Median Rent
$122,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Single-tenant retail asset with six years remaining under an absolute NNN lease.
Where is this nnn property located?
The property is located at 935 E Young St Longview, TX.
What is the asking price?
The asking price for this property is $1,463,019.
What are key features of this property?
This property features: 8,320 SF Family Dollar retail building at 935 E Young Street, Longview, TX; Built in 2016; 6 years remaining on an Absolute Triple Net (NNN) Lease
