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    20921 US Highway 69 S Tyler, TX 75703

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    Claim this Listing
    For Sale
    $550,000

    Office - Tyler, TX

    Type:Office
    Lot size:
    0.63 Acres
    Added:
    Jan 22, 2026
    Days on Market:
    98
    Last Refresh:
    Apr 30 at 7:06 am

    Property Features for 20921 US Highway 69 S

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Parking features
    Driveway, Parking Lot
    Standard status
    Active
    APN
    126510000000001000
    Lot size
    0.63 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2020
    Flooring type
    Vinyl
    Building materials
    Aluminum Siding, Stone, Stone Veneer
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Lisa Tate
    Lisa Tate

    Listing agent Lisa Tate License #0655763

    Listing office Jane Byrd Properties International LLC 811 Heights Blvd, Kingwood, TX

    Listing date Jan 22, 2026

    MLS# 21161189 Listing URL

    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.

    Overview

    Highway 69 Investment Opportunity

    Located on Highway 69 in Tyler, TX, just over 2 miles south of Bullard, this property presents a high-visibility investment opportunity in a growing East Texas area. The property spans over half an acre and features approximately 258 feet of frontage on Highway 69, directly across from a golf course. The main structure, built in 2020, includes two private rooms currently utilized as offices and a large rear flex space equipped with a full kitchen, walk-in shower, and private exterior entrance. This flex area is suitable for use as a break room, executive suite, or creative workspace. In 2023, a metal shop was added, featuring full spray foam insulation, heating, cooling, and a large overhead door, making it suitable for light industrial work, storage, or future business expansion. Additional features include a concrete drive, ample parking, and space for signage. The property is currently occupied by the owner and used as a combination of business and personal space. Only the real estate is for sale. The existing business is not included in the transaction. The property offers steady daily traffic and surrounding development, making it an ideal location for owner-operators or investors seeking flexible income potential.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Building Supply Hotel & Motel Gym & Fitness Center Storage Facility HVAC Service Electronics & Wireless Store Bed & Breakfast Coworking & Hybrid Office Mobile Phone Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tyler
    County
    Smith
    State
    Texas
    Longitude
    -95.315245
    Latitude
    32.174034

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    FAQs

    What type of property is this?
    Mixed-use property - High-visibility mixed-use property on Highway 69 with flexible income potential.
    Where is this mixed-use property located?
    The property is located at 20921 US Highway 69 S Tyler, TX.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: High‑visibility location on Highway 69 in a growing East Texas corridor, ideal for business exposure.; Move‑in ready property built in 2020 with additional metal shop added in 2023.; **Metal shop is fully spray foam insulated, heated, cooled, and includes a large overhead door.**
    (713) 489-9897
    We can help!
    Listing Contact
    Lisa Tate
    Lisa Tate
    Real Estate License ID: 0655763
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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