Two-Story Salon Mixed-Use
For Sale
$828,000
19359 Hwy 69 S, Tyler, TX 75703
Commercial Sale, Tyler, TX
Property Size4,601 SF
Lot Size1.54 Acres
Price / SF$179.96
Days on Market419
Property Features for 19359 Hwy 69 S
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Security features
Security Lighting
Lot features
Outside City Limits
Directions
From the intersection of Hwy 69 S (S Broadway Ave.) & Toll 49, head south on Hwy 69 S. In approximately 3.1 miles, property will be on the left.
Standard status
Active
Size
4,601 SF
Lot size
1.54 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ABST A0021 V TEJADA TRACT 48A
Tax Annual Amount
6549
Legal Description
ABST A0021 V TEJADA TRACT 48A
Utilities
Cooling system
Central Air, Electric
Building Details
Year built
1998
Building materials
Brick, Shingle Siding
Listing Agency:
Drake Real Estate & Investments
(903) 581-3737
Listed By:
Brent Bradberry · License #0715170
(903) 571-8014
Added: Jul 1, 2025
Changed: Aug 20
Last Checked: Aug 23 at 11:06PM
MLS# 25009935
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 mixed-use property contains 4,601 square feet on a 1.536-acre unrestricted site. The 1998 building uses brick and shingle siding and includes a connected two-story salon area with its own entrance. Interior configurations include multiple offices or treatment rooms, while a covered breezeway and patio provide additional gathering space. Central air and electric cooling support the building, and paved off-street parking serves the property with room for expansion.
The property is located at 19359 Hwy 69 S in Tyler, along a state highway reporting 29,785 VPD according to TxDOT’s 2023 count. Its position places it between Tyler, Flint, Bullard, and Whitehouse, with South Tyler’s major retail corridor approximately 10 minutes away, including Bass Pro Shops, Academy Sports, and The Village at Cumberland Park.
The property is located at 19359 Hwy 69 S in Tyler, along a state highway reporting 29,785 VPD according to TxDOT’s 2023 count. Its position places it between Tyler, Flint, Bullard, and Whitehouse, with South Tyler’s major retail corridor approximately 10 minutes away, including Bass Pro Shops, Academy Sports, and The Village at Cumberland Park.
Key Highlights
- 4,601 SF mixed‑use building on 1.536 unrestricted acres
- Connected two‑story salon with private separate entrance
- Covered breezeway and patio for additional gathering space
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
$55,567
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
6.71%
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%
$1,111,340
$1.1M
Cap Rate 7%
$793,814
$793.8K
Cap Rate 9%
$617,411
$617.4K
Market Conditions
NOI Build-Up for 4,601 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
$78.4K $17.04/SF
− Vacancy
−$4.3K −$0.94/SF
EGI
$74.1K $16.10/SF
− OpEx
−$18.5K −$4.03/SF
NOI
$55.6K $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%
$1,111,340
Cap Rate 7%
$793,814
Cap Rate 9%
$617,411
Alternative Uses
Best Use
Office B
$793.8K
$694.6K – $926.1K
NOI $55,567 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$765.8K
$670.1K – $893.4K
NOI $53,605 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$1.03M
$898.6K – $1.20M
NOI $71,885 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
41
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial building with salon, office, wellness, treatment, and event-oriented spaces on an unrestricted parcel.
Where is this mixed-use property located?
The property is located at 19359 Hwy 69 S Tyler, TX.
What is the asking price?
The asking price for this property is $828,000.
What are key features of this property?
This property features: 4,601 SF mixed‑use building on 1.536 unrestricted acres; Connected two‑story salon with private separate entrance; Covered breezeway and patio for additional gathering space
