Duplex with Updated
For Sale
$375,000
418 Boyd Lane, Tyler, TX 75703
Two-family property with separate fenced yards, covered rear parking, and durable hard-surface flooring throughout.
Property Size3,000 SF
Price / SF$125
Days on Market307
Property Features for 418 Boyd Lane
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Multi Family
Zoning
Two Family Dwelling
Amenities
fenced back yards
covered parking
Central Electric
Wood Burning
Slab
Brick Veneer
Building Details
Year Built
1973
Units
2
Listing Agency:
Marshall Property Group
(903) 504-5474
Listed By:
Cynthia Marshall · License #0695150
Source:
Compass
Added: Oct 29, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:46AM
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 Marshall Property Group
Investment Insights
Based on property information with market context.
This 3,000-square-foot duplex was built in 1973 and is designated for Two Family Dwelling use. The brick-veneer property features two residential units with central electric service, hard-surface flooring, granite countertops in the kitchens and baths, and recently installed stoves and dishwashers in each unit. Each side also includes a fenced rear yard and covered parking.
The property is located near Brookshire's, shopping, dining, and medical services in Tyler. Both units are leased under newly signed one-year terms, providing an established rental arrangement for the next year.
The property is located near Brookshire's, shopping, dining, and medical services in Tyler. Both units are leased under newly signed one-year terms, providing an established rental arrangement for the next year.
Key Highlights
- 3,000‑square‑foot duplex built in 1973
- Two Family Dwelling zoning
- New stoves and dishwashers in both units
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
$27,096
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
7.23%
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%
$541,920
$541.9K
Cap Rate 7%
$387,086
$387.1K
Cap Rate 9%
$301,067
$301.1K
Market Conditions
NOI Build-Up for 3,000 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
$41.4K $13.80/SF
− Vacancy
−$2.7K −$0.90/SF
EGI
$38.7K $12.90/SF
− OpEx
−$11.6K −$3.87/SF
NOI
$27.1K $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%
$541,920
Cap Rate 7%
$387,086
Cap Rate 9%
$301,067
Alternative Uses
Best Use
Multifamily LT 5
$387.1K
$338.7K – $451.6K
NOI $27,096 @ 7.0% cap · market cap 7.23%
Second Best
Apartment 5plus
$362.8K
$317.4K – $423.2K
NOI $25,394 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$669.6K
$585.9K – $781.2K
NOI $46,871 @ 7.0% cap · market cap 12.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,435
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with separate fenced yards, covered rear parking, and durable hard-surface flooring throughout.
Where is this duplex located?
The property is located at 418 Boyd Lane Tyler, TX.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 3,000‑square‑foot duplex built in 1973; Two Family Dwelling zoning; New stoves and dishwashers in both units
