Updated Two-Unit
For Sale
$349,000
2226/2228 Aberdeen Dr, Tyler, TX 75703
Residential Income, Tyler, TX
Property Size3,020 SF
Price / SF$115.56
Days on Market117
Property Features for 2226/2228 Aberdeen Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Carport
Fireplace
1
Subdivision
Highlands
Elementary school
Clarkston
Middle school
Hubbard
High school
Tyler Legacy
Directions
From downtown Tyler, take Hwy 31 E. Turn right onto S Beckham. Drive 3.3 miles, then turn right onto Aberdeen. The property will be on your right.
Standard status
Active
Size
3,020 SF
Taxes and HOA fees
Tax Year
2026
Tax Description
BLOCK 1092-I LOT 28 HIGHLANDS
Tax Annual Amount
5095
Legal Description
BLOCK 1092-I LOT 28 HIGHLANDS
Utilities
Heating system
Central
Cooling system
Central Air, Electric
Building Details
Year built
1976
Number of units
2
Building materials
Frame
Listing Agency:
Leslie Cain Realty, LLC
(903) 594-8721
Listed By:
Ken Sheppa · License #0701586
(903) 736-0873
Added: May 5
Changed: Aug 20
Last Checked: Aug 29 at 7:06PM
MLS# 26006381
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 3,020-square-foot frame duplex, built in 1976, contains two residential units. Each unit offers three bedrooms and two full bathrooms, with one bedroom and one full bathroom positioned on the main level. Recent work includes new flooring, fresh paint, and additional updates. Central heating, central air, electric cooling, carport parking, and a fireplace are also included.
The property is in Tyler, minutes from Tyler Junior College, downtown, shopping, dining, and the medical district. Its two-unit configuration and separately described living spaces provide a straightforward residential income property format, with practical layouts suited to ongoing occupancy.
The property is in Tyler, minutes from Tyler Junior College, downtown, shopping, dining, and the medical district. Its two-unit configuration and separately described living spaces provide a straightforward residential income property format, with practical layouts suited to ongoing occupancy.
Key Highlights
- Two‑unit duplex totaling 3,020 square feet
- Each unit includes 3 bedrooms and 2 full bathrooms
- Main‑level bedroom and full bathroom in each unit
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
$27,277
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
7.82%
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%
$545,540
$545.5K
Cap Rate 7%
$389,671
$389.7K
Cap Rate 9%
$303,078
$303.1K
Market Conditions
NOI Build-Up for 3,020 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
$41.7K $13.80/SF
− Vacancy
−$2.7K −$0.90/SF
EGI
$39.0K $12.90/SF
− OpEx
−$11.7K −$3.87/SF
NOI
$27.3K $9.03/SF
Area
Tyler, TX
Vacancy
6.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$545,540
Cap Rate 7%
$389,671
Cap Rate 9%
$303,078
Alternative Uses
Best Use
Multifamily LT 5
$389.7K
$341.0K – $454.6K
NOI $27,277 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$365.2K
$319.5K – $426.1K
NOI $25,563 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$674.1K
$589.8K – $786.4K
NOI $47,184 @ 7.0% cap · market cap 13.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
862
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Frame duplex with central HVAC, carport parking, and refreshed interior finishes.
Where is this duplex located?
The property is located at 2226/2228 Aberdeen Dr Tyler, TX.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,020 square feet; Each unit includes 3 bedrooms and 2 full bathrooms; Main‑level bedroom and full bathroom in each unit
