Flex Space with Roll-Up
For Sale
$400,000
Pending
3456 Shiloh Road, Tyler, TX 75707
COMMERCIAL - Tyler, TX
Property Size5,400 SF
Lot Size0.39 Acres
Days on Market45
Property Features for 3456 Shiloh Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Southpoint Ind. Park lot 21
Subdivision
Southpoint Ind. Park
Directions
110 S. and Shiloh Rd. East on Shiloh. Building on left.
Standard status
Pending
APN
174102000000021000
Lot size
0.39 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1965
Floors in Building
1
Number of units
1
Building materials
Brick, MetalSiding
Listing Agency:
Keller Williams Realty-Tyler
(903) 534-6600
Listed By:
Judy Kunzman · License #0445107
(903) 534-6600
Added: Jul 10
Changed: Aug 5
Last Checked: Aug 23 at 3:06PM
MLS# 21272070
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 flex space offers a practical live-work style layout for businesses needing office support alongside production and storage. The 5,400 SF building includes approximately 1,000 SF of office space, 4,000 SF of climate-controlled manufacturing or multi-use space, and an additional 400 SF of warehouse area. Constructed with durable metal and a brick facade, the building is designed for functional operations with two large roll-up doors and a convenient side entrance.
Utilities include public water and public sewer service, with central electric heating and central air cooling. An exterior fenced area for parking supports everyday operations.
Built in 1965, this property is positioned for flexible use in a commercial setting off Hwy 110 at the corner of Shiloh and Profit, emphasizing accessibility and visibility for a wide range of business needs.
Utilities include public water and public sewer service, with central electric heating and central air cooling. An exterior fenced area for parking supports everyday operations.
Built in 1965, this property is positioned for flexible use in a commercial setting off Hwy 110 at the corner of Shiloh and Profit, emphasizing accessibility and visibility for a wide range of business needs.
Key Highlights
- 5,400 SF flex space with 1,000 SF office, 4,000 SF climate‑controlled manufacturing/multi‑use, plus 400 SF warehouse
- Two large roll‑up doors and a convenient side entrance
- Metal construction with brick facade
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
$23,102
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
5.78%
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%
$462,040
$462.0K
Cap Rate 7%
$330,029
$330.0K
Cap Rate 9%
$256,689
$256.7K
Market Conditions
NOI Build-Up for 5,400 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
$35.6K $6.60/SF
− Vacancy
−$2.6K −$0.49/SF
EGI
$33.0K $6.11/SF
− OpEx
−$9.9K −$1.83/SF
NOI
$23.1K $4.28/SF
Area
Tyler, TX
Vacancy
7.40%
Lease Rate
$6.60 /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%
$462,040
Cap Rate 7%
$330,029
Cap Rate 9%
$256,689
Alternative Uses
Best Use
Industrial
$330.0K
$288.8K – $385.0K
NOI $23,102 @ 7.0% cap · market cap 5.78%
Second Best
Flex RnD
$306.5K
$268.2K – $357.5K
NOI $21,452 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.21M
$1.05M – $1.41M
NOI $84,368 @ 7.0% cap · market cap 21.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75707, TX
16,620
Population
6,858
Households
2.4
Avg Household Size
42
Median Age
34%
College-Educated
92%
High-School Grad
52.4 sq mi
ZIP Area
317
Density / Sq Mi
$85,406
Median Household Income
$44,425
Median Earnings
$1,415
Median Rent
$256,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space featuring a mix of office, climate-controlled manufacturing/multi-use space, and warehouse area with roll-up doors.
Where is this flex space located?
The property is located at 3456 Shiloh Road Tyler, TX.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 5,400 SF flex space with 1,000 SF office, 4,000 SF climate‑controlled manufacturing/multi‑use, plus 400 SF warehouse; Two large roll‑up doors and a convenient side entrance; Metal construction with brick facade
