Leased Office/Warehouse Investment
For Sale
Contact for pricing
11705 County Road 166, Tyler, TX 75703
Fully leased office/warehouse investment property in a high-growth area.
Property Size10,000 SF
Lot Size1.38 Acres
Price / SF$102.50
Days on Market150
Property Features for 11705 County Road 166
General Information
Standard status
Active
Size
10,000 SF
Lot size
1.38 Acres
Property subtype
Industrial
Occupancy
100%
Building Details
Year Built
2021
Tenancy
Multi
Listing Agency:
Burns Commercial Properties
(903) 245-0238
Listed By:
Blair Swaim · License #TX 585458
Source:
Crexi
Added: Mar 27
Changed: Aug 8
Last Checked: Aug 23 at 9:33AM
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 Burns Commercial Properties
Investment Insights
Based on property information with market context.
The property at 11705 CR 166 is a fully leased office/warehouse investment property located just north of Loop 49 and CR 178. It includes two 5,000 SF buildings situated on 1.379 acres. Both buildings are leased for multiple years, providing reliable income and tenant stability. The interior and exterior conditions are well-maintained, offering low-maintenance ownership and strong curb appeal. This property is ideal for investors seeking a clean, income-producing asset in a high-growth area of Tyler.
Key Highlights
- Fully leased office/warehouse investment property providing reliable income.
- Located in a high‑growth area of Tyler, just north of Loop 49 and CR 178.
- Two buildings, each 5,000 SF, on 1.379 acres.
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
$51,949
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
5.07%
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%
$1,038,980
$1.0M
Cap Rate 7%
$742,129
$742.1K
Cap Rate 9%
$577,211
$577.2K
Market Conditions
NOI Build-Up for 10,000 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
$66.0K $6.60/SF
− Vacancy
−$4.9K −$0.49/SF
EGI
$61.1K $6.11/SF
− OpEx
−$9.2K −$0.92/SF
NOI
$51.9K $5.19/SF
Area
Tyler, TX
Vacancy
7.40%
Lease Rate
$6.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,038,980
Cap Rate 7%
$742,129
Cap Rate 9%
$577,211
Alternative Uses
Best Use
Warehouse
$742.1K
$649.4K – $865.8K
NOI $51,949 @ 7.0% cap · market cap 5.07%
Second Best
Industrial
$611.2K
$534.8K – $713.0K
NOI $42,781 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $156,237 @ 7.0% cap · market cap 15.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75703, TX
44,428
Population
20,045
Households
2.2
Avg Household Size
39
Median Age
43%
College-Educated
96%
High-School Grad
55.1 sq mi
ZIP Area
806
Density / Sq Mi
$76,347
Median Household Income
$45,301
Median Earnings
$1,262
Median Rent
$310,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fully leased office/warehouse investment property in a high-growth area.
Where is this flex space located?
The property is located at 11705 County Road 166 Tyler, TX.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Fully leased office/warehouse investment property providing reliable income.; Located in a high‑growth area of Tyler, just north of Loop 49 and CR 178.; Two buildings, each 5,000 SF, on 1.379 acres.
