C-2 Retail Building Near
For Sale
$1,895,000
3810 State Highway 64 W, Tyler, TX 75704
Commercial Sale, Tyler, TX
Property Size11,049 SF
Lot Size1.11 Acres
Price / SF$171.51
Days on Market306
Property Features for 3810 State Highway 64 W
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Inside City Limits, Major Arteries
Directions
From the intersection of S Loop 323 and Hwy 64 W in Tyler, head west on Hwy 64. Property will be on the left in 420 feet.
Standard status
Active
Size
11,049 SF
Lot size
1.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BLOCK 1253-A LOT 3 MARSH-MCILWAINE ADDN
Tax Annual Amount
12434
Legal Description
BLOCK 1253-A LOT 3 MARSH-MCILWAINE ADDN
Building Details
Year built
2008
Number of units
2
Building materials
Stucco
Listing Agency:
Drake Real Estate & Investments
(903) 581-3737
Listed By:
Matthew Marshall · License #75703
(903) 443-5894
Added: Oct 20, 2025
Changed: Aug 20
Last Checked: Aug 21 at 7:06AM
MLS# 25015487
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 11,049-square-foot retail property was constructed in 2008 with stucco exterior construction. The 1.11-acre site includes 51 parking spaces and is zoned C-2. Current occupancy includes 879 square feet leased on a month-to-month basis, while 10,179 square feet is vacant.
The property is positioned as a Walmart outparcel at 3810 State Highway 64 W in Tyler, Texas. Reported traffic volume is 59,364 vehicles per day based on TxDOT 2024 data. Its combination of retail improvements, on-site parking, C-2 zoning, and available building area supports a range of commercial occupancy considerations subject to applicable approvals.
The property is positioned as a Walmart outparcel at 3810 State Highway 64 W in Tyler, Texas. Reported traffic volume is 59,364 vehicles per day based on TxDOT 2024 data. Its combination of retail improvements, on-site parking, C-2 zoning, and available building area supports a range of commercial occupancy considerations subject to applicable approvals.
Key Highlights
- 11,049 SF retail building on a 1.11‑acre parcel
- Walmart outparcel at 3810 State Highway 64 W, Tyler, TX 75704
- 51 parking spaces and C‑2 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
$128,730
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
6.79%
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%
$2,574,600
$2.6M
Cap Rate 7%
$1,839,000
$1.8M
Cap Rate 9%
$1,430,333
$1.4M
Market Conditions
NOI Build-Up for 11,049 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
$193.6K $17.52/SF
− Vacancy
−$9.7K −$0.88/SF
EGI
$183.9K $16.64/SF
− OpEx
−$55.2K −$4.99/SF
NOI
$128.7K $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%
$2,574,600
Cap Rate 7%
$1,839,000
Cap Rate 9%
$1,430,333
Alternative Uses
Best Use
Retail
$1.84M
$1.61M – $2.15M
NOI $128,730 @ 7.0% cap · market cap 6.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.47M
$2.16M – $2.88M
NOI $172,626 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
59,364 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
332k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Superstores 30%
Shops & Services 17%
Groceries 13%
Walmart
Superstores
98,763 visits/mo
0.2 miles
Super 1 Foods & Pharmacy
Groceries
25,952 visits/mo
0.2 miles
McDonald's
Dining
23,445 visits/mo
0.2 miles
Murphy USA
Shops & Services
20,389 visits/mo
0.1 miles
Dollar Tree
Shops & Services
17,125 visits/mo
0.1 miles
Demographics for 75704, TX
10,075
Population
4,325
Households
2.3
Avg Household Size
37
Median Age
16%
College-Educated
77%
High-School Grad
66.8 sq mi
ZIP Area
151
Density / Sq Mi
$52,892
Median Household Income
$32,327
Median Earnings
$1,185
Median Rent
$136,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - C-2-zoned retail building with partial month-to-month occupancy and substantial available space.
Where is this retail space located?
The property is located at 3810 State Highway 64 W Tyler, TX.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 11,049 SF retail building on a 1.11‑acre parcel; Walmart outparcel at 3810 State Highway 64 W, Tyler, TX 75704; 51 parking spaces and C‑2 zoning
