Insulated Flex Space With
New
For Sale
$499,000
20921 Us Highway 69 S, Tyler, TX 75703
Highway frontage property with office, kitchen, and climate-controlled shop space.
Property Size2,700 SF
Days on Market2
Property Features for 20921 Us Highway 69 S
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Commercial
Zoning
C30- Commercial Lot
Building Details
Building Size
2,700 SF
Year Built
2020
Stories
1
Units
2
Listing Agency:
Jane Byrd Properties International LLC
(916) 316-1071
Listed By:
Lisa Tate · License #0655763
(916) 316-1071
Source:
1111brokerage
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 7:28AM
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 Jane Byrd Properties International LLC
Investment Insights
Based on property information with market context.
This flex property on US Highway 69 includes a main structure built in 2020 with two private office rooms and a rear flex area. The flex area has a full kitchen, walk-in shower, and separate exterior entrance. A metal shop added in 2023 provides spray-foam insulation, heating and cooling, and a large overhead door for light industrial work or storage. The property also includes a concrete drive, ample parking, and space for signage.
The site is located just over 2 miles south of Bullard, across from a golf course, with approximately 258 feet of frontage on Highway 69. The parcel contains over half an acre and is zoned C30- Commercial Lot. The real estate is occupied by the owner; the existing business is not included in the sale.
The site is located just over 2 miles south of Bullard, across from a golf course, with approximately 258 feet of frontage on Highway 69. The parcel contains over half an acre and is zoned C30- Commercial Lot. The real estate is occupied by the owner; the existing business is not included in the sale.
Key Highlights
- Over half an acre with approximately 258 feet of Highway 69 frontage
- Main structure built in 2020 with two private office rooms
- Rear flex area includes a full kitchen, walk‑in shower, and private exterior entrance
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
$32,608
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
6.53%
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%
$652,160
$652.2K
Cap Rate 7%
$465,829
$465.8K
Cap Rate 9%
$362,311
$362.3K
Market Conditions
NOI Build-Up for 2,700 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
$46.0K $17.04/SF
− Vacancy
−$2.5K −$0.94/SF
EGI
$43.5K $16.10/SF
− OpEx
−$10.9K −$4.03/SF
NOI
$32.6K $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%
$652,160
Cap Rate 7%
$465,829
Cap Rate 9%
$362,311
Alternative Uses
Best Use
Office B
$465.8K
$407.6K – $543.5K
NOI $32,608 @ 7.0% cap · market cap 6.53%
Second Best
Warehouse
$200.4K
$175.3K – $233.8K
NOI $14,026 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$602.6K
$527.3K – $703.1K
NOI $42,184 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Highway frontage property with office, kitchen, and climate-controlled shop space.
Where is this flex space located?
The property is located at 20921 Us Highway 69 S Tyler, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Over half an acre with approximately 258 feet of Highway 69 frontage; Main structure built in 2020 with two private office rooms; Rear flex area includes a full kitchen, walk‑in shower, and private exterior entrance
