Lakefront Apartment
For Sale
$1,650,000
Pending
13597 County Road 35, Tyler, TX 75706
ResidentialIncome, Tyler, TX
Property Size9,056 SF
Lot Size36.68 Acres
Days on Market76
Property Features for 13597 County Road 35
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
11
Bathrooms
10
Full bathrooms
10
Rooms
Bedroom 7, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 3, Bathroom 6, Bathroom 9, Bathroom 8, Bedroom 11, Bedroom 2, Bathroom 5, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 9, Bedroom 8, Bathroom 10, Bedroom 10, Bedroom 6, Bathroom 7
Parking
10
Parking features
Carport, RV
Interior features
DecorativeDesignerLightingFixtures, OpenFloorplan, WalkInClosets
Exterior features
Lighting, RainGutters, RvHookup, Storage
Fencing
Fenced
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Microwave, Refrigerator
Subdivision
F Flores Surv A-9
Lot features
Acreage, Interior Lot, Landscaped, Pond On Lot, Many Trees
Elementary school
Orr
Middle school
Stewart
High school
Tyler
Elementary school district
Tyler ISD
Middle school district
Tyler ISD
High school district
Tyler ISD
Directions
From I 20 east, exit Lavender Rd, go right at stop sign, when you go under I 20, 3rd entrance on the right is 13597 CR 35 West on I20 exit Lavender rd, at stop sign turn left, 3rd drive way on the left, big sign in front with house numbers 13597 Buyer to verify schools and other info
Standard status
Pending
APN
100000000902026020
Size
9,056 SF
Lot size
36.68 Acres
Taxes and HOA fees
Tax Description
ABST A0009 F FLORES TRACT 26B S02
Tax Annual Amount
7624
Legal Description
ABST A0009 F FLORES TRACT 26B S02
Utilities
Sewer type
Aerobic Septic
Heating system
Electric (Heating)
Cooling system
Roof Turbines(s), Electric, Ceiling Fan(s), Central Air
Water source
Well
Water front features
Creek, Lake Front
Water front
1
Amenities
hot tub
built-in Catio
fenced in back yard
composite decking
laundry room with coin-op machines
Building Details
Year built
2021
Floors in Building
1
Number of units
9
Flooring type
Concrete, Vinyl
Building materials
FiberCement, MetalSiding
Roof type
Asphalt, Metal
Additional Structures
Storage
Listing Agency:
Taylor Realty Associates - DFW
(972) 365-1140
Listed By:
Debbie Yeats · License #0602812
(972) 365-1140
Added: Jun 17
Changed: Aug 25
Last Checked: Aug 31 at 7:06PM
MLS# 20936927
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.
Investment Insights
Based on property information with market context.
This multifamily property spans 36.68 acres and includes 8 occupied rental units plus a 3,200-square-foot residence. The home features a 3-bedroom, 2-bath layout with an open living area, 20-foot ceilings, galley kitchen, walk-in pantry, office, separate laundry room, storage closets, and a primary suite with an adjoining sitting room. Exterior improvements include metal siding, a metal roof, composite decking, a fenced backyard, hot tub, built-in catio, and RV-related parking features.
Additional property components include a laundry room with coin-operated washing machines, two exterior spaces that may accommodate storage, greenhouse, or sitting-area improvements, a pond, trees, and open land. Water is supplied by a well, and wastewater service is provided by an aerobic septic system. Management currently provides water, lawn maintenance, trash service, and septic maintenance as part of the monthly rent. The property is located at 13597 County Road 35 in Tyler, Texas.
Additional property components include a laundry room with coin-operated washing machines, two exterior spaces that may accommodate storage, greenhouse, or sitting-area improvements, a pond, trees, and open land. Water is supplied by a well, and wastewater service is provided by an aerobic septic system. Management currently provides water, lawn maintenance, trash service, and septic maintenance as part of the monthly rent. The property is located at 13597 County Road 35 in Tyler, Texas.
Key Highlights
- 36.68‑acre multifamily property with 8 occupied rental units
- Includes a 3,200‑square‑foot residence with 3 bedrooms and 2 bathrooms
- Residence features 20‑foot ceilings in the main living area
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
$76,655
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
4.65%
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%
$1,533,100
$1.5M
Cap Rate 7%
$1,095,071
$1.1M
Cap Rate 9%
$851,722
$851.7K
Market Conditions
NOI Build-Up for 9,056 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
$146.7K $16.20/SF
− Vacancy
−$7.3K −$0.81/SF
EGI
$139.4K $15.39/SF
− OpEx
−$62.7K −$6.93/SF
NOI
$76.7K $8.46/SF
Area
Tyler, TX
Vacancy
5.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,533,100
Cap Rate 7%
$1,095,071
Cap Rate 9%
$851,722
Alternative Uses
Best Use
Apartment 5plus
$1.10M
$958.2K – $1.28M
NOI $76,655 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,488 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 75706, TX
10,313
Population
4,332
Households
2.4
Avg Household Size
34
Median Age
10%
College-Educated
81%
High-School Grad
75.6 sq mi
ZIP Area
136
Density / Sq Mi
$57,845
Median Household Income
$32,886
Median Earnings
$941
Median Rent
$125,400
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?
Apartment building - Income-producing multifamily property with eight occupied rental units, a spacious residence, and lakefront grounds.
Where is this apartment building located?
The property is located at 13597 County Road 35 Tyler, TX.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 36.68‑acre multifamily property with 8 occupied rental units; Includes a 3,200‑square‑foot residence with 3 bedrooms and 2 bathrooms; Residence features 20‑foot ceilings in the main living area
