NNN Storefront
For Sale
$3,500,000
301 W Heritage, Tyler, TX 75703
Commercially zoned storefront with a long-term NNN lease in place.
Property Size11,580 SF
Price / SF$302.25
Days on Market281
Property Features for 301 W Heritage
General Information
Standard status
Active
Size
11,580 SF
Property subtype
Commercial
Net Operating Income
$238,857
Additional Details
Cap Rate
7%
Building Details
Year Built
2008
Listing Agency:
BRIDGEWATER REALTY GROUP
(903) 705-8320
Listed By:
Marc Ivy · License #0617792
Source:
Easttxhomesforsale
Added: Nov 21, 2025
Changed: Aug 28
Last Checked: Aug 29 at 10:33AM
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 BRIDGEWATER REALTY GROUP
Investment Insights
Based on property information with market context.
Built in 2008, this commercial storefront property is located at 301 W Heritage in Tyler, Texas, and carries Commercial zoning. A long-term NNN lease is in place, providing an established lease structure for the asset.
The property is offered only as part of a two-property purchase that includes an office property in Whitehouse. The indicated capitalization rate is approximately 7%. Tenant access is restricted to scheduled appointments, and the property should not be disturbed without prior arrangement.
The property is offered only as part of a two-property purchase that includes an office property in Whitehouse. The indicated capitalization rate is approximately 7%. Tenant access is restricted to scheduled appointments, and the property should not be disturbed without prior arrangement.
Key Highlights
- Long‑term NNN lease in place
- Approximately 7% Cap Rate
- Commercial zoning
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
$134,916
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
3.85%
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%
$2,698,320
$2.7M
Cap Rate 7%
$1,927,371
$1.9M
Cap Rate 9%
$1,499,067
$1.5M
Market Conditions
NOI Build-Up for 11,580 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
$202.9K $17.52/SF
− Vacancy
−$10.1K −$0.88/SF
EGI
$192.7K $16.64/SF
− OpEx
−$57.8K −$4.99/SF
NOI
$134.9K $11.65/SF
Area
Tyler, TX
Vacancy
5.00%
Lease Rate
$17.52 /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%
$2,698,320
Cap Rate 7%
$1,927,371
Cap Rate 9%
$1,499,067
Alternative Uses
Best Use
Retail
$1.93M
$1.69M – $2.25M
NOI $134,916 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.58M
$2.26M – $3.02M
NOI $180,923 @ 7.0% cap · market cap 5.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
426
Businesses Nearby
224k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 48%
Apparel 26%
Shops & Services 11%
Leisure 11%
Kohl's
Apparel
59,304 visits/mo
0.2 miles
AMC CLASSIC Tyler 14
Leisure
23,758 visits/mo
0.3 miles
Braum's Ice Cream & Dairy Stores
Dining
19,576 visits/mo
0.5 miles
Freddy's Frozen Custard & Steakburgers
Dining
15,997 visits/mo
0.1 miles
7 Brew Coffee
Dining
12,555 visits/mo
0.1 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Commercially zoned storefront with a long-term NNN lease in place.
Where is this nnn property located?
The property is located at 301 W Heritage Tyler, TX.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Long‑term NNN lease in place; Approximately 7% Cap Rate; Commercial zoning
