Versatile Property on High-Traffic
For Sale
Contact for pricing
19359 Us Hwy 69 S, Tyler, TX
4,601 SF property suitable for office, wellness, hospitality, or education.
Property Size4,601 SF
Lot Size1.53 Acres
Price / SF$179.96
Days on Market407
Property Features for 19359 Us Hwy 69 S
General Information
Standard status
Active
Size
4,601 SF
Lot size
1.53 Acres
Property subtype
RETAIL
Listing Agency:
Drake Real Estate & Investments
(903) 571-8014
Listed By:
Brent Bradberry · License #0715170
(903) 571-8014
Source:
Moodyscre
Added: Jul 1, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:20PM
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 Drake Real Estate & Investments
Investment Insights
Based on property information with market context.
This 4,601 square foot property is situated on 1.54 unrestricted acres. The property features a two-story connected salon space and is suitable for office, wellness, hospitality, or education use. It is strategically located on a high-traffic state highway between Tyler, Flint, Bullard, and Whitehouse, approximately 10 minutes from South Tyler’s major retail corridor, including Bass Pro Shops, Academy Sports, and The Village at Cumberland Park. The location benefits from high visibility in a high-growth corridor. The property includes a private salon with a separate entry, a covered breezeway or patio suitable for events, and multiple office or treatment room options. Generous paved parking areas are available, with room for expansion. The location benefits from a traffic volume of 29,785 vehicles per day, as measured in 2023.
Key Highlights
- Strategic location in a high‑growth corridor with excellent visibility and 29,785 VPD.
- Versatile 4,601 SF property suitable for office, wellness, hospitality, or education use.
- Unrestricted 1.54‑acre lot with generous paved parking and room to expand.
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
1,539
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 4,601 SF property suitable for office, wellness, hospitality, or education.
Where is this retail space located?
The property is located at 19359 Us 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: Strategic location in a high‑growth corridor with excellent visibility and 29,785 VPD.; Versatile 4,601 SF property suitable for office, wellness, hospitality, or education use.; Unrestricted 1.54‑acre lot with generous paved parking and room to expand.
