Mixed-Use Commercial
New
For Sale
$2,250,000
9846 Hwy 31 E, Tyler, TX 75705
Vacant commercial campus with office, warehouse, parking, backup power, wooded acreage, and a pond outside city limits.
Property Size28,254 SF
Lot Size30.00 Acres
Price / SF$79.63
Days on Market2
Property Features for 9846 Hwy 31 E
General Information
Standard status
Active
Size
28,254 SF
Lot size
30.00 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Opportunity Zone
Yes
Warehouse Space
4,000 SF
Amenities
backup generator
pond
Building Details
Year Built
1981
Buildings
3
Parking Ratio
4.42 per 1,000 SF
Listing Agency:
Scarborough Commercial Real Estate
Listed By:
Clark Carter · License #8363
Source:
Platinumrealtygroup
Added: Sep 22
Last Checked: Sep 22 at 1:51PM
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 Scarborough Commercial Real Estate
Investment Insights
Based on property information with market context.
This vacant mixed-use commercial campus includes three buildings totaling approximately 28,254 SF. The primary improvement is a 22,154 SF, two-story office building with a lobby, private offices, conference rooms, and training rooms. A separate 2,100 SF office and a 4,000 SF warehouse add supporting commercial space. The property also includes a backup generator and more than 125 parking spaces.
The 30-acre site fronts State Highway 31 East for 489.8 feet and sits one mile from Loop 323. Wooded acreage and a pond are part of the property. It is located outside city limits, has no zoning, and is designated as a Federal Opportunity Zone.
The 30-acre site fronts State Highway 31 East for 489.8 feet and sits one mile from Loop 323. Wooded acreage and a pond are part of the property. It is located outside city limits, has no zoning, and is designated as a Federal Opportunity Zone.
Key Highlights
- 30‑acre commercial campus with 489.8 ft of frontage on State Highway 31 East
- Three buildings totaling ±28,254 SF
- 22,154 SF two‑story office with lobby, private offices, conference and training rooms
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
$146,776
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
6.52%
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%
$2,935,520
$2.9M
Cap Rate 7%
$2,096,800
$2.1M
Cap Rate 9%
$1,630,844
$1.6M
Market Conditions
NOI Build-Up for 28,254 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
$186.5K $6.60/SF
− Vacancy
−$13.8K −$0.49/SF
EGI
$172.7K $6.11/SF
− OpEx
−$25.9K −$0.92/SF
NOI
$146.8K $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%
$2,935,520
Cap Rate 7%
$2,096,800
Cap Rate 9%
$1,630,844
Alternative Uses
Best Use
Office B
$4.87M
$4.27M – $5.69M
NOI $341,226 @ 7.0% cap · market cap 15.17%
Second Best
Mixed Use
$4.27M
$3.73M – $4.98M
NOI $298,786 @ 7.0% cap · market cap 13.28%
Theoretical Best
Office A
$6.31M
$5.52M – $7.36M
NOI $441,432 @ 7.0% cap · market cap 19.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 75705, TX
2,141
Population
784
Households
2.7
Avg Household Size
41
Median Age
5%
College-Educated
95%
High-School Grad
25.7 sq mi
ZIP Area
83
Density / Sq Mi
$77,943
Median Household Income
$37,120
Median Earnings
$1,429
Median Rent
$160,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - Vacant commercial campus with office, warehouse, parking, backup power, wooded acreage, and a pond outside city limits.
Where is this mixed-use property located?
The property is located at 9846 Hwy 31 E Tyler, TX.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 30‑acre commercial campus with 489.8 ft of frontage on State Highway 31 East; Three buildings totaling ±28,254 SF; 22,154 SF two‑story office with lobby, private offices, conference and training rooms
