Brick Two-Unit
For Sale
$470,000
5704 Foxcroft, Tyler, TX 75703
Residential Income, Tyler, TX
Property Size4,478 SF
Price / SF$104.96
Days on Market176
Property Features for 5704 Foxcroft
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage
Fireplace
1
Subdivision
Foxcroft
Elementary school
Rice
Middle school
Hubbard
High school
Tyler Legacy
Directions
At the corner of Rieck and S. Broadway, go east on Rieck for 1 mile, turn right (south) onto Foxcroft Road. 5704 and 5706 will be on the left.
Standard status
Active
Size
4,478 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
FOXCROFT BLOCK 1500-N LOT 2
Tax Annual Amount
6971
Legal Description
FOXCROFT BLOCK 1500-N LOT 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Electric
Building Details
Year built
1976
Number of units
2
Building materials
Brick
Listing Agency:
Ebby Halliday - Tyler
(903) 581-4141
Listed By:
Steven Farrell · License #0588113
(903) 452-2526
Added: Mar 6
Changed: Aug 25
Last Checked: Aug 29 at 7:06PM
MLS# 26003174
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 brick duplex contains 4,478 square feet, with each side measuring 2,239 square feet. Both units include 3 bedrooms, 2 bathrooms, a 2-car garage, and a fireplace. Central heating and central air conditioning with electric cooling serve the property, which was built in 1976.
The property is located at 5704 Foxcroft in Tyler, Texas, within ZIP Code 75703. Public sewer service is in place. Both sides are currently leased, and professional property management is established for the asset.
The property is located at 5704 Foxcroft in Tyler, Texas, within ZIP Code 75703. Public sewer service is in place. Both sides are currently leased, and professional property management is established for the asset.
Key Highlights
- 4,478‑square‑foot duplex with two 2,239‑square‑foot sides
- Each side offers 3 bedrooms, 2 bathrooms, and a 2‑car garage
- Both units are currently under lease
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
$40,446
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
8.61%
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%
$808,920
$808.9K
Cap Rate 7%
$577,800
$577.8K
Cap Rate 9%
$449,400
$449.4K
Market Conditions
NOI Build-Up for 4,478 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
$61.8K $13.80/SF
− Vacancy
−$4.0K −$0.90/SF
EGI
$57.8K $12.90/SF
− OpEx
−$17.3K −$3.87/SF
NOI
$40.4K $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%
$808,920
Cap Rate 7%
$577,800
Cap Rate 9%
$449,400
Alternative Uses
Best Use
Multifamily LT 5
$577.8K
$505.6K – $674.1K
NOI $40,446 @ 7.0% cap · market cap 8.61%
Second Best
Apartment 5plus
$541.5K
$473.8K – $631.7K
NOI $37,904 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$999.5K
$874.5K – $1.17M
NOI $69,963 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
509
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
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Frequently Asked Questions
What type of property is this?
Duplex - Leased duplex with central HVAC, garage parking, and public sewer service in Tyler.
Where is this duplex located?
The property is located at 5704 Foxcroft Tyler, TX.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: 4,478‑square‑foot duplex with two 2,239‑square‑foot sides; Each side offers 3 bedrooms, 2 bathrooms, and a 2‑car garage; Both units are currently under lease
