Office Units with Flexible
For Sale
$421,000
1404 Rice Rd. #200 and #300, Tyler, TX 75703
Commercial Sale, Tyler, TX
Property Size2,880 SF
Price / SF$146.18
Days on Market427
Property Features for 1404 Rice Rd. #200 and #300
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits
Directions
From the intersection of South Broadway and Rice Road, head west on Rice Road for 1.2 miles to the property on the left. Once you turn in the parking lot, the Suite 200 and 300 are in the second building on the right.
Standard status
Active
Taxes and HOA fees
Tax Year
2025
Tax Description
BLOCK BLDG B LOT 300 + 8.0% UNDIV INTEREST; PLANTA
Tax Annual Amount
7790
Legal Description
BLOCK BLDG B LOT 300 + 8.0% UNDIV INTEREST; PLANTA
Building Details
Year built
2007
Building materials
Stucco
Listing Agency:
One Rock
(214) 683-0567
Listed By:
Clint Covington · License #582436
(903) 253-3371
Added: Jun 30, 2025
Changed: Aug 20
Last Checked: Aug 30 at 5:06AM
MLS# 25009876
Copyright © 2026 Greater Tyler Association of Realtors. 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.
Suites 200 and 300 provide 2,880 SF of office space within a stucco building constructed in 2007. The layout includes 7 offices, waiting areas, a reception area, break room, conference room, and three rest rooms. Bright interiors with ample natural light support a range of professional office configurations.
The property is located at 1404 Rice Rd. in Tyler, Texas, with access to major roads, dining, and area amenities. The space is maintained and available for immediate occupancy.
The property is located at 1404 Rice Rd. in Tyler, Texas, with access to major roads, dining, and area amenities. The space is maintained and available for immediate occupancy.
Key Highlights
- 2,880 SF across Suites 200 and 300
- Layout includes 7 offices, waiting areas, reception, break room, and conference room
- Three rest rooms included
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
$34,782
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
8.26%
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%
$695,640
$695.6K
Cap Rate 7%
$496,886
$496.9K
Cap Rate 9%
$386,467
$386.5K
Market Conditions
NOI Build-Up for 2,880 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
$49.1K $17.04/SF
− Vacancy
−$2.7K −$0.94/SF
EGI
$46.4K $16.10/SF
− OpEx
−$11.6K −$4.03/SF
NOI
$34.8K $12.08/SF
Area
Tyler, TX
Vacancy
5.50%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$695,640
Cap Rate 7%
$496,886
Cap Rate 9%
$386,467
Alternative Uses
Best Use
Office B
$496.9K
$434.8K – $579.7K
NOI $34,782 @ 7.0% cap · market cap 8.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$642.8K
$562.5K – $749.9K
NOI $44,996 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
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 Office 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?
Office units - Two connected office suites offer bright interiors, multiple work areas, and a configuration suited to professional operations.
Where is this office units located?
The property is located at 1404 Rice Rd. #200 and #300 Tyler, TX.
What is the asking price?
The asking price for this property is $421,000.
What are key features of this property?
This property features: 2,880 SF across Suites 200 and 300; Layout includes 7 offices, waiting areas, reception, break room, and conference room; Three rest rooms included
