Two-Story Salon Office
For Sale
Contact for pricing
19359 Us Hwy 69 S, Tyler, TX 75703
Two-story connected salon space with a private separate entry and covered breezeway/patio, suitable for office or wellness uses.
Property Size4,601 SF
Lot Size1.54 Acres
Price / SF$179.96
Days on Market408
Property Features for 19359 Us Hwy 69 S
General Information
Standard status
Active
Size
4,601 SF
Lot size
1.54 Acres
Property subtype
RETAIL
Site & Location
Traffic Count
29,785 vehicles/day
Highway Access
Yes
Road Access
Yes
Amenities
private salon with separate entry
covered breezeway/patio
Building Details
Stories
2
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 11 at 12:12PM
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 SF property features a two-story connected salon configuration designed to support multiple uses. It includes a private salon area with a separate entry, along with several office or treatment room options. A covered breezeway/patio provides an additional outdoor space that can support events, and the property is positioned on unrestricted land with generous paved parking areas and room to expand.
The property is located on a high-traffic state highway between Tyler, Flint, Bullard, and Whitehouse, about 10 minutes from South Tyler’s major retail corridor. Nearby retail includes Bass Pro Shops, Academy Sports, and The Village at Cumberland Park. TxDOT data from 2023 reports 29,785 VPD, supporting strong visibility for a range of service-oriented and educational or hospitality-oriented concepts.
The current layout supports flexible interior programming, with practical separation via the private salon entry and multiple rooms that can be used for offices or treatments.
The property is located on a high-traffic state highway between Tyler, Flint, Bullard, and Whitehouse, about 10 minutes from South Tyler’s major retail corridor. Nearby retail includes Bass Pro Shops, Academy Sports, and The Village at Cumberland Park. TxDOT data from 2023 reports 29,785 VPD, supporting strong visibility for a range of service-oriented and educational or hospitality-oriented concepts.
The current layout supports flexible interior programming, with practical separation via the private salon entry and multiple rooms that can be used for offices or treatments.
Key Highlights
- 4,601 SF two‑story connected salon property on 1.54 unrestricted acres
- Private salon space with a separate entry
- Covered breezeway/patio area designed for events
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
—
—
no second resolved use
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
Lease Details
29,785 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
157
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?
Spa & wellness property - Two-story connected salon space with a private separate entry and covered breezeway/patio, suitable for office or wellness uses.
Where is this spa & wellness property 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: 4,601 SF two‑story connected salon property on 1.54 unrestricted acres; Private salon space with a separate entry; Covered breezeway/patio area designed for events
