Multifamily Property in Gated
For Sale
$1,048,500
4344 Macnab Drive Unit MULTI, Tyler, TX 75707
Multifamily property featuring modern finishes, energy-efficient systems, and tenant-paid utilities.
Property Size5,700 SF
Price / SF$183.95
Days on Market390
Property Features for 4344 Macnab Drive Unit MULTI
General Information
Standard status
Active
Size
5,700 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Multiple Single Units
Amenities
Ceiling Fan(s), Central Air
Central, Electric
Carpet, Tile, Wood
Dishwasher, Disposal, Gas Range, Ice Maker, Microwave, Refrigerator
Granite Counters, Kitchen Island, Open Floorplan, Walk-In Closet(s)
No
Composition, Shingle
Two
Back Yard, Wood
Private Yard
2
Slab
Plans
3
Brick, Frame
Building Details
Year Built
2024
Buildings
3
Listing Agency:
Drake Real Estate & Investment
(903) 581-3737
Listed By:
Matthew Marshall · License #0544812
(903) 581-3737
Source:
Compass
Added: Aug 1, 2025
Changed: Aug 23
Last Checked: Aug 24 at 12:14PM
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 Drake Real Estate & Investment
Investment Insights
Based on property information with market context.
This multifamily property offers a potential annual Net Operating Income of $417,927. Each home within the community spans 1,900 square feet and includes four bedrooms, two and a half bathrooms, and a two-car garage. The units feature modern appliances and finishes, along with energy-efficient air conditioning and heating systems. The community is gated and includes a dog park. Tenants are responsible for all utility payments, and the irrigation system is master controlled.
Key Highlights
- Potential Annual NOI: $417,927
- Approximately $2,495 market monthly rent per unit
- Each Home boasts 1,900 SF of living space
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
$48,248
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
4.60%
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%
$964,960
$965.0K
Cap Rate 7%
$689,257
$689.3K
Cap Rate 9%
$536,089
$536.1K
Market Conditions
NOI Build-Up for 5,700 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
$92.3K $16.20/SF
− Vacancy
−$4.6K −$0.81/SF
EGI
$87.7K $15.39/SF
− OpEx
−$39.5K −$6.93/SF
NOI
$48.2K $8.46/SF
Area
Tyler, TX
Vacancy
5.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$964,960
Cap Rate 7%
$689,257
Cap Rate 9%
$536,089
Alternative Uses
Best Use
Apartment 5plus
$689.3K
$603.1K – $804.1K
NOI $48,248 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $89,055 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property featuring modern finishes, energy-efficient systems, and tenant-paid utilities.
Where is this apartment building located?
The property is located at 4344 Macnab Drive Unit MULTI Tyler, TX.
What is the asking price?
The asking price for this property is $1,048,500.
What are key features of this property?
This property features: Potential Annual NOI: $417,927; Approximately $2,495 market monthly rent per unit; Each Home boasts 1,900 SF of living space
