Multifamily Property with
For Sale
$489,900
13929-13943 County Road 1140, Tyler, TX 75709
Two residences, a furnished guest home, and flexible improvements support varied occupancy and home-based business uses.
Property Size2,891 SF
Price / SF$169.46
Days on Market118
Property Features for 13929-13943 County Road 1140
General Information
Standard status
Active
Size
2,891 SF
Property subtype
Multi Family
Zoning
Single Family
Amenities
Central Electric, Ceiling Fan(s)
Central Electric, Fireplace
Carpet, Ceramic Tile
Paneling, Ceiling Fan, Blinds
Wood Burning
Range/Oven-Electric, Dishwasher, Microwave, Pantry, Island
Composition
Chain Link Fence
Concrete, Other Driveway
Slab
Brick Veneer, Concrete Based Siding
Building Details
Year Built
1970
Units
2
Listing Agency:
Texas Real Estate Executives-Gladewater
(903) 680-4663
Listed By:
Carla Conley · License #0593559
Source:
Compass
Added: May 5
Changed: Aug 29
Last Checked: Aug 29 at 1:12PM
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 Texas Real Estate Executives-Gladewater
Investment Insights
Based on property information with market context.
This multifamily property includes a primary residence, a separate furnished guest home, and a substantial detached shop on a fenced 2.17-acre tract. The main residence provides 3 bedrooms, 2 bathrooms, 1,691 square feet, fresh paint, updated finishes, a wood-burning fireplace, and a sunroom with dedicated AC. The guest home adds approximately 1,200 square feet with 2 bedrooms and 1.5 bathrooms, along with a farmhouse-style interior and furnishings that convey with the property.
The 40x60 shop includes three 12-foot overhead doors and a 12-foot drive-through bay. Concrete areas, chain-link fencing, central electric service, and a mix of brick veneer and concrete-based siding are among the property improvements. Built in 1970 and zoned Single Family, the property offers multiple structures with room for residential occupancy, guests, storage, or home-based business use.
The 40x60 shop includes three 12-foot overhead doors and a 12-foot drive-through bay. Concrete areas, chain-link fencing, central electric service, and a mix of brick veneer and concrete-based siding are among the property improvements. Built in 1970 and zoned Single Family, the property offers multiple structures with room for residential occupancy, guests, storage, or home-based business use.
Key Highlights
- 2.17 fenced acres with a primary residence, guest home, and detached shop
- Main residence offers 3 bedrooms, 2 bathrooms, and 1,691 square feet
- Furnished guest home includes approximately 1,200 square feet, 2 bedrooms, and 1.5 bathrooms
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
$24,471
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
5.00%
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%
$489,420
$489.4K
Cap Rate 7%
$349,586
$349.6K
Cap Rate 9%
$271,900
$271.9K
Market Conditions
NOI Build-Up for 2,891 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
$46.8K $16.20/SF
− Vacancy
−$2.3K −$0.81/SF
EGI
$44.5K $15.39/SF
− OpEx
−$20.0K −$6.93/SF
NOI
$24.5K $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%
$489,420
Cap Rate 7%
$349,586
Cap Rate 9%
$271,900
Alternative Uses
Best Use
Apartment 5plus
$349.6K
$305.9K – $407.9K
NOI $24,471 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$645.3K
$564.6K – $752.8K
NOI $45,168 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 75709, TX
6,037
Population
3,113
Households
1.9
Avg Household Size
39
Median Age
30%
College-Educated
88%
High-School Grad
20.8 sq mi
ZIP Area
290
Density / Sq Mi
$73,541
Median Household Income
$36,280
Median Earnings
$1,230
Median Rent
$188,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two residences, a furnished guest home, and flexible improvements support varied occupancy and home-based business uses.
Where is this multifamily property located?
The property is located at 13929-13943 County Road 1140 Tyler, TX.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: 2.17 fenced acres with a primary residence, guest home, and detached shop; Main residence offers 3 bedrooms, 2 bathrooms, and 1,691 square feet; Furnished guest home includes approximately 1,200 square feet, 2 bedrooms, and 1.5 bathrooms
