Lake Dallas Live/Work
For Sale
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108 Adolphus Ave, Lake Dallas, TX 75065
Unique live/work space in Lake Dallas, Denton County.
Property Size3,000 SF
Price / SF$331.67
Days on Market751
Property Features for 108 Adolphus Ave
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Industrial, Office
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
2010
Year Renovated
2018
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Granberry Properties
Listed By:
J. Craig Godfrey · License #479497
Source:
Crexi
Added: Aug 30, 2024
Changed: Sep 11
Last Checked: Sep 19 at 9:30AM
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 Granberry Properties
Investment Insights
Based on property information with market context.
This property in Lake Dallas, Denton County, presents a unique live/work opportunity. The property, with a size of 3000 square feet, is suitable for commercial real estate, including live-work spaces, office properties and spaces, industrial properties, and other industrial properties. It is currently for sale.
Key Highlights
- Unique live/work opportunity
- Located in Lake Dallas
- Situated in Denton County
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
$41,715
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
4.19%
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%
$834,300
$834.3K
Cap Rate 7%
$595,929
$595.9K
Cap Rate 9%
$463,500
$463.5K
Market Conditions
NOI Build-Up for 3,000 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
$74.2K $24.72/SF
− Vacancy
−$18.5K −$6.18/SF
EGI
$55.6K $18.54/SF
− OpEx
−$13.9K −$4.64/SF
NOI
$41.7K $13.91/SF
Area
Denton County, TX
Vacancy
25.00%
Lease Rate
$24.72 /SF/Yr
Expense Ratio
25.00%
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%
$834,300
Cap Rate 7%
$595,929
Cap Rate 9%
$463,500
Alternative Uses
Best Use
Office B
$595.9K
$521.4K – $695.3K
NOI $41,715 @ 7.0% cap · market cap 4.19%
Second Best
Mixed Use
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 4.07%
Theoretical Best
Multifamily LT 5
$41.95M
$36.71M – $48.95M
NOI $2,936,729 @ 7.0% cap · market cap 295.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
440
Businesses Nearby
Explore this area
Business Placement
Demographics for 75065, TX
12,770
Population
5,125
Households
2.5
Avg Household Size
39
Median Age
38%
College-Educated
85%
High-School Grad
8.3 sq mi
ZIP Area
1,539
Density / Sq Mi
$98,284
Median Household Income
$43,673
Median Earnings
$1,659
Median Rent
$302,100
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Unique live/work space in Lake Dallas, Denton County.
Where is this live-work space located?
The property is located at 108 Adolphus Ave Lake Dallas, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Unique live/work opportunity; Located in Lake Dallas; Situated in Denton County
