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    Tyler Office Space For Lease Title is generated by Realmo AI

    2311 Dueling Oaks Dr. Ste 20, Tyler, TX 75703

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    For Lease
    $2,331/Mo $18 SF/Yr (calc)

    Building - Tyler, TX

    Property size:
    1,554 SF
    Lot size:
    0.40 Acres
    Added:
    May 21, 2025
    Days on Market:
    371
    Last Refresh:
    May 26 at 1:06 pm

    Property Features for 2311 Dueling Oaks Dr. Ste 20

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    Commercial
    Parking features
    Off Street
    Interior features
    Inside Storage
    Standard status
    Active
    Size
    1,554 SF
    Lot size
    0.40 Acres

    Utilities

    Cooling system
    Central Air, Electric

    Building Details

    Year built
    2017
    Building materials
    Brick, Brick Veneer
    Architectural style
    Other

    We can help!

    Listing Contact
    Mitchell NeJame

    Listing agent Mitchell NeJame License #0728263

    Listing office Drake Real Estate & Investments 11621 CR 166, Tyler, TX

    Listing date May 21, 2025

    MLS# 25007708 Listing URL

    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.

    HighLights

    • Premium office location in South Tyler near restaurants, retailers, and residential developments.
    • Ideal for professional office or medical users.
    • Features four oversized offices, large reception/waiting area, break room, and storage.
    • Ample shared surface parking and monument signage.
    • Private exterior entrance and two ADA restrooms.
    • Built in 2017 with brick construction and central air.

    Overview

    This commercial property, suitable for professional office or medical users, is available for lease at $18.00 per square foot per year, plus NNN expenses. The property is situated in South Tyler, behind Swann's Furniture shopping center, and benefits from its location amidst new commercial and residential developments. The layout includes a large reception/waiting area, four oversized offices, a break room, storage space, and two ADA-compliant restrooms. It features a private exterior entrance and ample shared surface parking. Monument signage is available. The property is located just off Old Jacksonville, offering close proximity to restaurants, retailers, and neighboring residential developments. The property size is 1554 square feet, situated on a lot of 0.403 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Alliant Insurance Services, ... Insurance Agency TCOR Management Insurance Agency Airrosti Tyler Medical Clinic

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Tyler
    County
    Smith
    State
    Texas
    Longitude
    -95.333244
    Latitude
    32.264854

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    FAQs

    What type of property is this?
    Office units - Premium office space in South Tyler near amenities.
    Where is this office units located?
    The property is located at 2311 Dueling Oaks Dr. Ste 20 Tyler, TX.
    What is the lease rate?
    The lease rate is $2,331 /Mo.
    What are key features of this property?
    This property features: Premium office location in South Tyler near restaurants, retailers, and residential developments.; Ideal for professional office or medical users.; Features four oversized offices, large reception/waiting area, break room, and storage.
    (903) 581-3737
    We can help!
    Listing Contact
    Mitchell NeJame
    Real Estate License ID: 0728263
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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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