Two-Unit Duplex with Leased
New
For Sale
$449,000
11416 Summertree Lane, Dallas, TX 75243
ResidentialIncome, Dallas, TX
Property Size2,490 SF
Lot Size0.13 Acres
Price / SF$180.32
Days on Market3
Property Features for 11416 Summertree Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 1, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bathroom 4
Parking
4
Parking features
Alley, Open, Garage
Interior features
DecorativeDesignerLightingFixtures, VaultedCeilings
Fireplace
1
Appliances
Dishwasher, ElectricRange
Subdivision
Springtree Add
Elementary school
Forest Lane
Middle school
Forest Meadow
High school
Lake Highlands
Elementary school district
Richardson ISD
Middle school district
Richardson ISD
High school district
Richardson ISD
Directions
Use GPS
Standard status
Active
APN
0080990B000220100
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
SPRINGTREE ADDN BLK B/8099 LT 22.1 NW 1/2 LT
Tax Annual Amount
4954
Legal Description
SPRINGTREE ADDN BLK B/8099 LT 22.1 NW 1/2 LT
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1982
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile, Carpet
Building materials
Brick
Roof type
Composition
Listing Agency:
West Residential Realty, LLC
(469) 759-5800
Listed By:
John West · License #0575270
(469) 759-5821
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 20 at 2:06PM
MLS# 21390542
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.
Investment Insights
Based on property information with market context.
This 1982 brick duplex contains two residences totaling 2,490 square feet. Each unit offers two bedrooms and two bathrooms, with vinyl, tile, and carpet flooring, vaulted ceilings, decorative lighting, a fireplace, dishwasher, and electric range. Central heating and air conditioning are provided, with natural gas heating and electric cooling. Both units are leased, supporting immediate rental operations.
The property occupies a 0.13-acre lot at 11416 Summertree Lane in Dallas, with alley access, open parking, and garage parking. Public water and public sewer serve the property, and the composition roof was replaced in 2026. Unit 11414 also has a new HVAC system. The location provides access to North Central Expressway, employment centers, shopping, and dining, and the property is zoned to Richardson ISD schools.
The property occupies a 0.13-acre lot at 11416 Summertree Lane in Dallas, with alley access, open parking, and garage parking. Public water and public sewer serve the property, and the composition roof was replaced in 2026. Unit 11414 also has a new HVAC system. The location provides access to North Central Expressway, employment centers, shopping, and dining, and the property is zoned to Richardson ISD schools.
Key Highlights
- Two leased units with 2 bedrooms and 2 bathrooms each
- 2,490 total SF on a 0.13‑acre lot
- New composition roof installed in 2026
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
$37,863
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
8.43%
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%
$757,260
$757.3K
Cap Rate 7%
$540,900
$540.9K
Cap Rate 9%
$420,700
$420.7K
Market Conditions
NOI Build-Up for 2,490 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
$77.1K $30.96/SF
− Vacancy
−$8.2K −$3.31/SF
EGI
$68.8K $27.65/SF
− OpEx
−$31.0K −$12.44/SF
NOI
$37.9K $15.21/SF
Area
ZIP 75243
Vacancy
10.70%
Lease Rate
$30.96 /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%
$757,260
Cap Rate 7%
$540,900
Cap Rate 9%
$420,700
Alternative Uses
Best Use
Multifamily LT 5
$625.5K
$547.3K – $729.7K
NOI $43,783 @ 7.0% cap · market cap 9.75%
Second Best
Apartment 5plus
$540.9K
$473.3K – $631.1K
NOI $37,863 @ 7.0% cap · market cap 8.43%
Theoretical Best
Office A
$2.73M
$2.38M – $3.18M
NOI $190,782 @ 7.0% cap · market cap 42.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,300
Businesses Nearby
Explore this area
Business Placement
Demographics for 75243, TX
62,273
Population
31,577
Households
2
Avg Household Size
34
Median Age
34%
College-Educated
86%
High-School Grad
9.2 sq mi
ZIP Area
6,769
Density / Sq Mi
$50,357
Median Household Income
$33,760
Median Earnings
$1,226
Median Rent
$359,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex with two-bedroom, two-bath residences, separate HVAC service, and public utilities in Dallas.
Where is this duplex located?
The property is located at 11416 Summertree Lane Dallas, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two leased units with 2 bedrooms and 2 bathrooms each; 2,490 total SF on a 0.13‑acre lot; New composition roof installed in 2026
