Fenced Flex Space
New
For Sale
$795,000
4895 FM 850, Tyler, TX 75705
Office, storage, and warehouse areas combine with paved circulation and perimeter security at a flexible out-of-city site.
Property Size10,300 SF
Lot Size1.47 Acres
Price / SF$77.18
Days on Market1
Property Features for 4895 FM 850
General Information
Standard status
Active
Size
10,300 SF
Lot size
1.47 Acres
Property subtype
Industrial - Warehouse/Distribution
Additional Details
Fenced Yard
Yes
Warehouse Space
4,800 SF
Building Details
Building Size
10,300 SF
Listing Agency:
Burns Commercial Properties
Listed By:
Mark Whatley, CCIM · License #423898
(903) 534-1200
Source:
Commercialcafe
Added: Sep 7
Last Checked: Sep 7 at 3:09PM
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 Burns Commercial Properties
Investment Insights
Based on property information with market context.
This flex-space facility combines approximately 5,500 SF of office and storage area with 4,800 SF of warehouse space. The warehouse includes 18-foot sidewalls and grade-level overhead doors, while the 10,300 SF building is supported by concrete and asphalt drives, paved parking areas, and secure perimeter fencing.
Set on approximately 1.47 acres at 4895 FM 850 in Tyler, the property is outside the city limits and has no zoning restrictions. TxDOT-reported traffic is approximately 6,883 vehicles per day, providing exposure along the FM 850 corridor and convenient site access.
Set on approximately 1.47 acres at 4895 FM 850 in Tyler, the property is outside the city limits and has no zoning restrictions. TxDOT-reported traffic is approximately 6,883 vehicles per day, providing exposure along the FM 850 corridor and convenient site access.
Key Highlights
- ±10,300 SF office/warehouse facility
- Approximately 5,500 SF of office/storage and 4,800 SF of warehouse space
- 18’ sidewalls with grade‑level overhead doors
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
$53,507
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
6.73%
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%
$1,070,140
$1.1M
Cap Rate 7%
$764,386
$764.4K
Cap Rate 9%
$594,522
$594.5K
Market Conditions
NOI Build-Up for 10,300 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
$68.0K $6.60/SF
− Vacancy
−$5.0K −$0.49/SF
EGI
$62.9K $6.11/SF
− OpEx
−$9.4K −$0.92/SF
NOI
$53.5K $5.19/SF
Area
Tyler, TX
Vacancy
7.40%
Lease Rate
$6.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,070,140
Cap Rate 7%
$764,386
Cap Rate 9%
$594,522
Alternative Uses
Best Use
Office B
$1.78M
$1.55M – $2.07M
NOI $124,394 @ 7.0% cap · market cap 15.65%
Second Best
Warehouse
$764.4K
$668.8K – $891.8K
NOI $53,507 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$2.30M
$2.01M – $2.68M
NOI $160,924 @ 7.0% cap · market cap 20.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75705, TX
2,141
Population
784
Households
2.7
Avg Household Size
41
Median Age
5%
College-Educated
95%
High-School Grad
25.7 sq mi
ZIP Area
83
Density / Sq Mi
$77,943
Median Household Income
$37,120
Median Earnings
$1,429
Median Rent
$160,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office, storage, and warehouse areas combine with paved circulation and perimeter security at a flexible out-of-city site.
Where is this flex space located?
The property is located at 4895 FM 850 Tyler, TX.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: ±10,300 SF office/warehouse facility; Approximately 5,500 SF of office/storage and 4,800 SF of warehouse space; 18’ sidewalls with grade‑level overhead doors
