Two-Property Duplex
For Sale
$579,000
128-130 Rowland Place, Tyler, TX 75701
Two-story duplex properties with updated roofs near downtown Tyler and the medical district.
Property Size4,500 SF
Price / SF$128.67
Days on Market363
Property Features for 128-130 Rowland Place
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Multi Family
Zoning
Two Family Dwelling
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
2 Stories
Central Electric
Central Electric, Central Gas
Decorative/Mock
Composition
Combination, Pier and Beam
Stone/Rock
Building Details
Year Built
1933
Buildings
2
Stories
2
Units
2
Listing Agency:
Newberry Real Estate
(903) 980-1800
Listed By:
Brad Newberry · License #0526613
Source:
Compass
Added: Sep 2, 2025
Changed: Aug 29
Last Checked: Aug 29 at 2:21PM
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 Newberry Real Estate
Investment Insights
Based on property information with market context.
This offering combines two duplex properties, each arranged over two stories with two bedrooms and one bathroom. Both buildings received roof replacements, providing a documented improvement to the property’s primary exterior systems. The structures date to 1933 and feature composition roofing, stone or rock elements, and pier-and-beam construction details.
The properties are located in Tyler near downtown and the medical district. The zoning designation is Two Family Dwelling. Interior information identifies decorative or mock finishes and central electric service; one listing entry also references central gas service.
The properties are located in Tyler near downtown and the medical district. The zoning designation is Two Family Dwelling. Interior information identifies decorative or mock finishes and central electric service; one listing entry also references central gas service.
Key Highlights
- Two duplexes sold together
- Each duplex offers 2 stories, 2 bedrooms, and 1 bath
- New roofs installed on both duplexes
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
$40,644
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
7.02%
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%
$812,880
$812.9K
Cap Rate 7%
$580,629
$580.6K
Cap Rate 9%
$451,600
$451.6K
Market Conditions
NOI Build-Up for 4,500 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
$62.1K $13.80/SF
− Vacancy
−$4.0K −$0.90/SF
EGI
$58.1K $12.90/SF
− OpEx
−$17.4K −$3.87/SF
NOI
$40.6K $9.03/SF
Area
Tyler, TX
Vacancy
6.50%
Lease Rate
$13.80 /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%
$812,880
Cap Rate 7%
$580,629
Cap Rate 9%
$451,600
Alternative Uses
Best Use
Multifamily LT 5
$580.6K
$508.1K – $677.4K
NOI $40,644 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$544.1K
$476.1K – $634.8K
NOI $38,090 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$1.00M
$878.8K – $1.17M
NOI $70,307 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,702
Businesses Nearby
Explore this area
Business Placement
Demographics for 75701, TX
34,502
Population
14,630
Households
2.4
Avg Household Size
35
Median Age
29%
College-Educated
89%
High-School Grad
14.1 sq mi
ZIP Area
2,447
Density / Sq Mi
$62,091
Median Household Income
$29,448
Median Earnings
$1,250
Median Rent
$190,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-story duplex properties with updated roofs near downtown Tyler and the medical district.
Where is this duplex located?
The property is located at 128-130 Rowland Place Tyler, TX.
What is the asking price?
The asking price for this property is $579,000.
What are key features of this property?
This property features: Two duplexes sold together; Each duplex offers 2 stories, 2 bedrooms, and 1 bath; New roofs installed on both duplexes
