Historic Live-Work
For Sale
Contact for pricing
103 West Duval Street, Troup, TX 75789
Commercially zoned property pairs storefront functionality with finished space for living, work, or creative use.
Property Size2,080 SF
Price / SF$168.27
Days on Market58
Property Features for 103 West Duval Street
General Information
Standard status
Active
Size
2,080 SF
Property subtype
Office, Mixed Use, Special Purpose
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
1905
Year Renovated
2024
Buildings
1
Construction
brick
Listing Agency:
Keller Williams Realty Tyler.
Listed By:
Haden Riggs · License #0670076
(817) 795-2500
Source:
Crexi
Added: Jul 23
Changed: Sep 13
Last Checked: Sep 16 at 3:18PM
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 Keller Williams Realty Tyler.
Investment Insights
Based on property information with market context.
Built in 1905 and substantially remodeled, this 2,080-square-foot live-work property combines historic character with updated functionality. Original exposed brick, high ceilings, and contemporary finishes define the interior, while the storefront provides a visible commercial setting for retail, studio, salon, or office use. The rear portion includes a full kitchen, two full bathrooms, and two to three flexible rooms suitable for residential, office, or creative purposes.
A fenced yard extends the usable area beyond the building. Zoned Commercial and positioned in downtown Troup, the property offers access to Tyler, Henderson, and nearby communities. Its combination of commercial frontage and finished back-of-house space supports a range of work-and-living configurations without separating the two uses.
A fenced yard extends the usable area beyond the building. Zoned Commercial and positioned in downtown Troup, the property offers access to Tyler, Henderson, and nearby communities. Its combination of commercial frontage and finished back-of-house space supports a range of work-and-living configurations without separating the two uses.
Key Highlights
- 2,080‑square‑foot live‑work property at 103 West Duval Street
- Built in 1905 with original exposed brick and high ceilings
- Commercial zoning supports storefront, office, studio, salon, and live‑work use
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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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 pairs storefront functionality with finished space for living, work, or creative use.
Where is this live-work space located?
The property is located at 103 West Duval Street 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‑foot live‑work property at 103 West Duval Street; Built in 1905 with original exposed brick and high ceilings; Commercial zoning supports storefront, office, studio, salon, and live‑work use
