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    Proposed Self-Storage Development Site Title is generated by Realmo AI

    7501 C R 35, Tyler, TX 75706

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    Claim this Listing
    For Sale
    $980,100

    LAND - Tyler, TX

    Lot size:
    5.00 Acres
    Added:
    Oct 22, 2025
    Days on Market:
    226
    Last Refresh:
    Jun 4 at 2:06 pm

    Property Features for 7501 C R 35

    General Information

    Property type
    Land
    Property subtype
    Other
    Property condition
    Under Construction
    Standard status
    Active
    APN
    100000043500011050
    Lot size
    5.00 Acres

    Taxes and HOA fees

    Tax Description
    ABST A0435 S HAGGERTY TRACT 11E,12,14,19,28,29,30A
    Tax Annual Amount
    8117

    We can help!

    Listing Contact
    Brian Scott

    Listing agent Brian Scott License #0407332

    Listing office Landmark USA Commercial, LLC Morgan, TX

    Listing date Oct 22, 2025

    MLS# 20763966

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Proposed self storage development on approximately 5 acres in an Opportunity Zone
    • Concept plan for 927 storage units totaling approximately 106,225 SF
    • Proposed site located in the 5‑mile ETJ of Tyler, TX with no zoning required to develop per concept information
    • In the path of new development, including master planned North Chase of Tyler
    • Site positioned near the north 335 Loop at N Broadway

    Overview

    This is a proposed self-storage development site offered for sale, presented with a concept plan for approximately 927 storage units (about 106,225 square feet). The offering includes consultation materials and market study documentation to support project planning. The property is positioned for development as commercial self storage, with materials available for review by interested parties.

    The site is located in an Opportunity Zone, which may provide favorable tax treatment potential for qualified investors. It sits within approximately 5 miles of Tyler’s ETJ, described as an easier path to development that will not require zoning. Development momentum is highlighted by the property’s placement in the path of new growth, including master planned North Chase, and along the north 335 Loop at N Broadway.

    For developers, investors, and operators evaluating new storage supply, the included self-storage consultation and market feasibility materials indicate ample demand for additional product. The market study also notes that many competitors are operating at roughly 90% or above occupancy, suggesting strong absorption potential for a well-timed opening. Consultation reports are available upon request, supporting deeper underwriting and project timing discussions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Industrial land

    Map

    City
    Tyler
    County
    Smith
    State
    Texas
    Longitude
    -95.300567
    Latitude
    32.395837

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    FAQs

    What type of property is this?
    Industrial land - Opportunity Zone land primed for self-storage with a ready concept plan and demonstrated market demand.
    Where is this industrial land located?
    The property is located at 7501 C R 35 Tyler, TX.
    What is the asking price?
    The asking price for this property is $980,100.
    What are key features of this property?
    This property features: Proposed self storage development on approximately 5 acres in an Opportunity Zone; Concept plan for 927 storage units totaling approximately 106,225 SF; Proposed site located in the 5‑mile ETJ of Tyler, TX with no zoning required to develop per concept information
    (817) 721-6009
    We can help!
    Listing Contact
    Brian Scott
    Real Estate License ID: 0407332
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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