Office Building with 12
For Sale
$750,000
200 E Amherst, Tyler, TX 75701
COMMERCIAL - Tyler, TX
Property Size5,220 SF
Lot Size0.41 Acres
Price / SF$143.68
Days on Market692
Property Features for 200 E Amherst
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits
Directions
From the intersection of Broadway and Amherst, head east on Amherst for 400ft to the property on the left.
Standard status
Active
Size
5,220 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
MARION SHILLING ADDN BLOCK 1010 LOT 2J
Tax Annual Amount
6602
Legal Description
MARION SHILLING ADDN BLOCK 1010 LOT 2J
Utilities
Cooling system
Electric, Central Air
Building Details
Year built
1974
Building materials
Brick, Metal Siding
Listing Agency:
One Rock
(214) 683-0567
Listed By:
Chris Wiesinger · License #9007381
(214) 683-0567
Added: Sep 19, 2024
Changed: Aug 10
Last Checked: Aug 11 at 10:06PM
MLS# 24013180
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 approximately 5220 sqft office building in Tyler provides a functional multi-room layout with a reception area, twelve offices, a breakroom, file room, and conference room. Built in 1974, the property features brick and metal siding construction along with electric central air conditioning.
The building occupies approximately .414 acres at 200 E Amherst in Tyler, near the corner of Amherst and Broadway. On-site parking includes approximately 21 spaces, supporting the existing office configuration. The combination of dedicated offices, shared meeting and staff areas, and central cooling offers an established framework for a range of office operations.
The building occupies approximately .414 acres at 200 E Amherst in Tyler, near the corner of Amherst and Broadway. On-site parking includes approximately 21 spaces, supporting the existing office configuration. The combination of dedicated offices, shared meeting and staff areas, and central cooling offers an established framework for a range of office operations.
Key Highlights
- Approximately 5220 sqft office building
- Twelve offices plus reception, conference, break, and file rooms
- Approximately .414 acres
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
$63,042
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
8.41%
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%
$1,260,840
$1.3M
Cap Rate 7%
$900,600
$900.6K
Cap Rate 9%
$700,467
$700.5K
Market Conditions
NOI Build-Up for 5,220 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
$88.9K $17.04/SF
− Vacancy
−$4.9K −$0.94/SF
EGI
$84.1K $16.10/SF
− OpEx
−$21.0K −$4.03/SF
NOI
$63.0K $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%
$1,260,840
Cap Rate 7%
$900,600
Cap Rate 9%
$700,467
Alternative Uses
Best Use
Office B
$900.6K
$788.0K – $1.05M
NOI $63,042 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,556 @ 7.0% cap · market cap 10.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
927
Businesses Nearby
Explore this area
Business Placement
Demographics for 75701, TX
34,502
Population
14,630
Households
2.4
Avg Household Size
35
Median Age
29%
College-Educated
89%
High-School Grad
14.1 sq mi
ZIP Area
2,447
Density / Sq Mi
$62,091
Median Household Income
$29,448
Median Earnings
$1,250
Median Rent
$190,500
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?
Office building - Brick office property with reception, conference, breakroom, file room, central air, and on-site parking.
Where is this office building located?
The property is located at 200 E Amherst Tyler, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Approximately 5220 sqft office building; Twelve offices plus reception, conference, break, and file rooms; Approximately .414 acres
