Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Residential Development Land Tract Title is generated by Realmo AI

    7558 Neighbors Road, Tyler, TX 75703

    View on Map
    Claim this Listing
    Pending
    $349,900

    LAND - Tyler, TX

    Lot size:
    4.00 Acres
    Added:
    May 26, 2026
    Days on Market:
    12
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for 7558 Neighbors Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    100000026800002010
    Lot size
    4.00 Acres

    Taxes and HOA fees

    Tax Description
    ABST A0268 H CURRY TRACT 2A
    Tax Annual Amount
    802

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Michael Soape

    Listing agent Michael Soape License #0745590

    Listing office Leslie Cain Realty Abilene, TX

    Listing date May 26, 2026

    MLS# 21248336 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.

    HighLights

    • 4‑acre tract in Tyler with public water service
    • Located just north of Toll 49
    • Within walking distance to Jack Elementary School
    • Positioned just south of Cumberland Road
    • Faulkner Park is just minutes away
    • Near Cumberland Shopping Center with retailers including Starbucks

    Overview

    This is a prime residential land tract totaling just under 4 acres, offered for sale as an undeveloped site. The property is positioned to support a small development plan or a long-term hold, with the land configuration suitable for buyers looking to create their own residential opportunity.

    The location places the tract just north of Toll 49 and on the south side of Cumberland Road, one of Tyler’s main thoroughfares. Nearby, Cumberland Shopping Center includes established retail including Starbucks, supporting easy access to everyday conveniences. Jack Elementary School is within walking distance, and Faulkner Park is only minutes away for recreation.

    Given the combination of access, proximity to key amenities, and limited opportunities with this level of connectivity, the tract is well-suited for owner-occupants seeking a primary residence site, builders planning a small residential development, or investors interested in holding land for future value.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tyler
    County
    Smith
    State
    Texas
    Longitude
    -95.33233
    Latitude
    32.248142

    Nearby Similar for Sale

    • $1,900,000
      4,385 SF

      Drive-Through QSR Restaurant Outparcel

      Former Whataburger building with double drive-thru, bailout lane, and strong visibility on a Walmart outparcel.
      6849 S Broadway Avenue, Tyler, TX 75703
      View Details
    • $783,000
      3,480 SF

      Freestanding Office-Retail Building

      Freestanding office-retail space for sale in shell condition, zoned C-1 with shared parking and strong nearby traffic.
      5647 KPE Way, Tyler, TX 75703
      View Details
    • $3,500,000
      4,458 SF

      Operating Gas Station on Highway

      Operating Exxon gas station with commercial kitchen on busy highway.
      5315 Troup HWY, Tyler, TX 75707
      View Details
    • $1,650,000
      9,056 SF

      Income-Producing Multifamily Retreat

      Income-producing property with multiple occupied rental units and value-add potential on a sizable country lot.
      13597 County Road 35, Tyler, TX 75706
      View Details
    • $400,000

      Flex Building with Roll-Up Doors

      Metal-and-brick flex building combines office space with climate-controlled manufacturing or multi-use areas and warehouse storage.
      3456 Shiloh Road, Tyler, TX 75707
      View Details
    • $1,290,000

      Flat Buildable Commercial Land

      6-acre commercial site at a highway intersection, suited for a range of retail, office, hospitality, or industrial uses.
      10322 spur 164, Tyler, TX 75709
      View Details
    • $450,000

      Fully Operational Vehicle Repair Shop

      For sale on US Highway 69 N with established repair operations and nearby retail and trucking-related uses.
      11041 US Highway 69 N, Tyler, TX 75706
      View Details
    • $600,000
      1,546 SF

      Dual-Access Infill Development Land

      Infill land with dual street frontage and on-site water and sewer connections, suited for builders seeking flexible site planning.
      617 Rice Rd, Tyler, TX 75703
      View Details
    • $496,000
      3,676 SF

      Side-by-Side Duplex Investment

      Fully occupied duplex with two 3-bedroom units, garages, yards, and recent roof and HVAC improvements.
      113 & 115 E Heritage Drive, Tyler, TX 75703
      View Details
    • $506,908
      56,323 SF

      Tyler, TX Land Available

      Commercial land available in Tyler, TX, with multiple lot sizes.
      1258 W Cumberland Rd., Tyler, TX 75703
      View Details
    • $1,495,000

      Commercial Land with Major Road Frontage

      A 26.96-acre tract offering frontage on Spur 248 and CR 219, with utilities accessible for development planning.
      11241 Spur 248, Tyler, TX 75707
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Near major local roads and schools, this 4-acre tract offers a practical site for homes or a long-term investment hold.
    Where is this residential land & home lot located?
    The property is located at 7558 Neighbors Road Tyler, TX.
    What is the asking price?
    The asking price for this property is $349,900.
    What are key features of this property?
    This property features: 4‑acre tract in Tyler with public water service; Located just north of Toll 49; Within walking distance to Jack Elementary School
    (325) 701-7988
    We can help!
    Listing Contact
    Michael Soape
    Real Estate License ID: 0745590
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    7558 Neighbors Road, Tyler, TX 75703
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!