Historic Live-Work
For Sale
$350,000
103 W Duval, Troup, TX 75789
Commercial Sale, Troup, TX
Property Size2,080 SF
Lot Size0.05 Acres
Price / SF$168.27
Days on Market58
Property Features for 103 W Duval
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Security features
Security System
Fencing
Fenced
Lot features
Inside City Limits
Directions
From Tyler, head S on Hwy 110 and continue straight for ~15 mi. into Downtown Troup. Property is on left-hand side. SIY.
Standard status
Active
Size
2,080 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CITY OF TROUP BLOCK 4 LOT 32
Legal Description
CITY OF TROUP BLOCK 4 LOT 32
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s), Electric
Water source
Public
Amenities
exposed brick walls
soaring ceilings
full kitchen
two full bathrooms
fenced-in yard
Building Details
Year built
1905
Building materials
Brick
Listing Agency:
Keller Williams Realty-Tyler
(903) 534-6600
Listed By:
Haden Riggs · License #0670076
(903) 780-8006
Added: Jul 23
Changed: Sep 18
Last Checked: Sep 18 at 6:06AM
MLS# 26010236
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.
Built in 1905, this 2,080-square-foot live-work property pairs a street-facing commercial area with finished space suitable for office, retail, studio, or salon use. Interior details include exposed brick, high ceilings, a full kitchen, two full bathrooms, and two to three adaptable rooms that can serve as offices, bedrooms, creative areas, or additional workspace. The building has been remodeled with updated finishes while retaining original brick elements.
A fenced yard extends the usable area behind the building. The property is located at 103 W Duval in downtown Troup, with access to Tyler, Henderson, and surrounding communities. Public water and public sewer serve the property, and parking is available on the street.
A fenced yard extends the usable area behind the building. The property is located at 103 W Duval in downtown Troup, with access to Tyler, Henderson, and surrounding communities. Public water and public sewer serve the property, and parking is available on the street.
Key Highlights
- 2,080 square feet on a 0.05‑acre lot
- Built in 1905 with exposed brick and high ceilings
- Commercially zoned live‑work configuration with storefront 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
$28,009
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
8.00%
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%
$560,180
$560.2K
Cap Rate 7%
$400,129
$400.1K
Cap Rate 9%
$311,211
$311.2K
Market Conditions
NOI Build-Up for 2,080 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
$42.4K $20.40/SF
− Vacancy
−$2.4K −$1.16/SF
EGI
$40.0K $19.24/SF
− OpEx
−$12.0K −$5.77/SF
NOI
$28.0K $13.47/SF
Area
Smith County, TX
Vacancy
5.70%
Lease Rate
$20.40 /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%
$560,180
Cap Rate 7%
$400,129
Cap Rate 9%
$311,211
Alternative Uses
Best Use
Retail
$400.1K
$350.1K – $466.8K
NOI $28,009 @ 7.0% cap · market cap 8.00%
Second Best
Office B
$353.0K
$308.9K – $411.8K
NOI $24,710 @ 7.0% cap · market cap 7.06%
Theoretical Best
Hotel Hospitality
$1.57M
$1.37M – $1.83M
NOI $109,668 @ 7.0% cap · market cap 31.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Explore this area
Business Placement
Demographics for 75789, TX
8,045
Population
3,350
Households
2.4
Avg Household Size
42
Median Age
22%
College-Educated
89%
High-School Grad
184.5 sq mi
ZIP Area
44
Density / Sq Mi
$83,561
Median Household Income
$44,756
Median Earnings
$983
Median Rent
$192,200
Median Home Value
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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?
Live-work space - Commercially zoned property combines a storefront area with flexible rooms, a full kitchen, two bathrooms, and a fenced yard.
Where is this live-work space located?
The property is located at 103 W Duval Troup, TX.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,080 square feet on a 0.05‑acre lot; Built in 1905 with exposed brick and high ceilings; Commercially zoned live‑work configuration with storefront area
