Flex Property with Office and
For Sale
$1,650,000
15488 FM 2493 Old Jacksonville, Tyler, TX 75703
Commercial Sale, Tyler, TX
Property Size7,993 SF
Lot Size1.10 Acres
Price / SF$206.43
Days on Market85
Property Features for 15488 FM 2493 Old Jacksonville
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Security features
Security Lighting
Interior features
Inside Storage
Exterior features
Storage, Lawn Sprinklers
Lot features
Outside City Limits, Major Arteries
Directions
From Loop 323, go South on Old Jacksonville approx 3.8 miles to property on the R.
Standard status
Active
Lot size
1.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Tract 2F, 2A.2, ABST A0018 T Quevado
Tax Annual Amount
16195
Legal Description
Tract 2F, 2A.2, ABST A0018 T Quevado
Utilities
Sewer type
Aerobic Septic
Heating system
Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2015
Number of units
3
Building materials
Brick
Additional Structures
Storage
Listing Agency:
RE/MAX Impact · RE/MAX International
(903) 509-0300
Listed By:
Shelia Cooper · License #1629
(903) 520-4069
Added: Jun 1
Changed: Aug 20
Last Checked: Aug 24 at 1:06AM
MLS# 26007677
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.
This 2015 flex property combines 5,670 square feet of office area with a separate 2,323-square-foot warehouse on approximately 1.10 acres. The office component is divided into three suites, each with reception space, private offices, kitchen and restroom facilities. Suite 200 also includes a copy room and storage room. Interior finishes include travertine flooring, granite counters, metal entry doors, crown molding, trim and a mix of designer and recessed fluorescent lighting.
The warehouse has a steel frame, metal roof and siding, and concrete slab construction. It offers an exterior wall height of approximately 13' to 14', overhead doors, water, electricity and strip fluorescent lighting, plus an exterior shed. The property fronts FM 2493, also known as Old Jacksonville, just outside Tyler's city limits in the ETJ, with easy access and off-street parking. All three office suites are occupied under transferable lease agreements. Public water and an aerobic septic system serve the property.
The warehouse has a steel frame, metal roof and siding, and concrete slab construction. It offers an exterior wall height of approximately 13' to 14', overhead doors, water, electricity and strip fluorescent lighting, plus an exterior shed. The property fronts FM 2493, also known as Old Jacksonville, just outside Tyler's city limits in the ETJ, with easy access and off-street parking. All three office suites are occupied under transferable lease agreements. Public water and an aerobic septic system serve the property.
Key Highlights
- 5,670 SF of office space plus a separate 2,323‑square‑foot warehouse
- Approximately 1.10 acres with frontage on FM 2493 (Old Jacksonville)
- Three occupied office suites with transferable lease agreements
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
$96,532
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
5.85%
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%
$1,930,640
$1.9M
Cap Rate 7%
$1,379,029
$1.4M
Cap Rate 9%
$1,072,578
$1.1M
Market Conditions
NOI Build-Up for 7,993 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
$136.2K $17.04/SF
− Vacancy
−$7.5K −$0.94/SF
EGI
$128.7K $16.10/SF
− OpEx
−$32.2K −$4.03/SF
NOI
$96.5K $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%
$1,930,640
Cap Rate 7%
$1,379,029
Cap Rate 9%
$1,072,578
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,532 @ 7.0% cap · market cap 5.85%
Second Best
Warehouse
$593.2K
$519.0K – $692.1K
NOI $41,523 @ 7.0% cap · market cap 2.52%
Theoretical Best
Office A
$1.78M
$1.56M – $2.08M
NOI $124,880 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Balanced
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - Three leased suites and a separate warehouse support a multi-use commercial configuration.
Where is this flex space located?
The property is located at 15488 FM 2493 Old Jacksonville 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: 5,670 SF of office space plus a separate 2,323‑square‑foot warehouse; Approximately 1.10 acres with frontage on FM 2493 (Old Jacksonville); Three occupied office suites with transferable lease agreements
