Three-Property Duplex
For Sale
$1,025,000
1421 East Houston Street, Tyler, TX 75702
Multifamily-zoned package with central electric service and a 2011 construction date.
Property Size6,676 SF
Price / SF$153.54
Days on Market315
Property Features for 1421 East Houston Street
General Information
Standard status
Active
Size
6,676 SF
Property subtype
Multi Family
Zoning
Multi Fam Dwelling 1 St
Units
Unit Mix
4 x 2BR/1BA, 2 x 3BR/2BA
Multifamily Units
6
Amenities
1 Story
Central Electric
Ceiling Fan
Range/Oven-Electric, Dishwasher, Disposal, Microwave
Composition
Wood Fence
Concrete
Slab
Brick Veneer
Building Details
Year Built
2011
Buildings
3
Units
3
Listing Agency:
The Property Shoppe - eXp Realty, LLC
(903) 520-7370
Listed By:
Kevin Stansbury · License #0797092
Source:
Compass
Added: Oct 21, 2025
Changed: Aug 29
Last Checked: Aug 30 at 11:46PM
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 The Property Shoppe - eXp Realty, LLC
Investment Insights
Based on property information with market context.
This offering combines three duplex properties totaling 6,676 square feet. Two buildings contain matching 2-bedroom, 1-bath residences on each side, while the third provides 3-bedroom, 2-bath units on both sides. The improvements date to 2011 and include central electric service, ceiling fans, and kitchens equipped with electric ranges, dishwashers, disposals, and microwaves. Exterior elements include brick veneer, composition materials, concrete, slab foundations, and wood fencing.
The properties are located at 1421 East Houston Street in Tyler, near downtown and within minutes of dining, hospitals, medical services, and the UT Tyler School of Medicine. The portfolio may be acquired as a group or as individual properties. Zoning is identified as Multi Fam Dwelling 1 St.
The properties are located at 1421 East Houston Street in Tyler, near downtown and within minutes of dining, hospitals, medical services, and the UT Tyler School of Medicine. The portfolio may be acquired as a group or as individual properties. Zoning is identified as Multi Fam Dwelling 1 St.
Key Highlights
- Three duplex properties totaling 6,676 square feet
- Two duplexes with 2‑bedroom, 1‑bath units on each side
- One duplex with 3‑bedroom, 2‑bath units on each side
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
$60,298
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
5.88%
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%
$1,205,960
$1.2M
Cap Rate 7%
$861,400
$861.4K
Cap Rate 9%
$669,978
$670.0K
Market Conditions
NOI Build-Up for 6,676 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
$92.1K $13.80/SF
− Vacancy
−$6.0K −$0.90/SF
EGI
$86.1K $12.90/SF
− OpEx
−$25.8K −$3.87/SF
NOI
$60.3K $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%
$1,205,960
Cap Rate 7%
$861,400
Cap Rate 9%
$669,978
Alternative Uses
Best Use
Multifamily LT 5
$861.4K
$753.7K – $1.00M
NOI $60,298 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$807.3K
$706.4K – $941.8K
NOI $56,509 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,304 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
2,091
Businesses Nearby
Explore this area
Business Placement
Demographics for 75702, TX
26,777
Population
10,273
Households
2.6
Avg Household Size
32
Median Age
8%
College-Educated
72%
High-School Grad
14.1 sq mi
ZIP Area
1,899
Density / Sq Mi
$51,177
Median Household Income
$30,399
Median Earnings
$906
Median Rent
$99,700
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?
Duplex - Multifamily-zoned package with central electric service and a 2011 construction date.
Where is this duplex located?
The property is located at 1421 East Houston Street Tyler, TX.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Three duplex properties totaling 6,676 square feet; Two duplexes with 2‑bedroom, 1‑bath units on each side; One duplex with 3‑bedroom, 2‑bath units on each side
