Office and Retail
For Sale
Contact for pricing
1103 South Beckley Avenue, Dallas, TX 75203
Mixed office and retail space near Dallas Zoo and Arts District.
Property Size3,240 SF
Price / SF$216.05
Days on Market75
Property Features for 1103 South Beckley Avenue
General Information
Standard status
Active
Size
3,240 SF
Property subtype
Mixed Use, Office, Retail
Zoning
Z248
Lease Type
NNN
Building Details
Year Built
1927
Units
5
Tenancy
Single
Listing Agency:
Paul Lacy Investments
Listed By:
Paul Lacy · License #TX-TX
Source:
Crexi
Added: Jun 18
Changed: Aug 14
Last Checked: Aug 31 at 4:24AM
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 Paul Lacy Investments
Investment Insights
Based on property information with market context.
This for-sale commercial property includes both office units and retail space, providing a flexible setup for businesses that need a professional workspace alongside customer-facing use. The building is designed to accommodate multiple commercial functions within the same ownership structure.
Located at 1103 South Beckley Avenue in Dallas, TX 75203, the property benefits from its proximity to the Dallas Zoo and the Arts District, placing it within a broader entertainment and cultural area. Its established commercial character makes it suitable for occupants who prefer to operate near active local destinations.
For tenants, the mix of office and retail space can support a variety of operating models, from service-oriented businesses to retail users that benefit from having space for both front-of-house and back-office needs. For buyers, the combination of office and retail offerings can support a diversified use strategy under one roof. This is a straightforward option for those looking to acquire a commercial building with multiple space types in a Dallas location near major local attractions.
Located at 1103 South Beckley Avenue in Dallas, TX 75203, the property benefits from its proximity to the Dallas Zoo and the Arts District, placing it within a broader entertainment and cultural area. Its established commercial character makes it suitable for occupants who prefer to operate near active local destinations.
For tenants, the mix of office and retail space can support a variety of operating models, from service-oriented businesses to retail users that benefit from having space for both front-of-house and back-office needs. For buyers, the combination of office and retail offerings can support a diversified use strategy under one roof. This is a straightforward option for those looking to acquire a commercial building with multiple space types in a Dallas location near major local attractions.
Key Highlights
- Built in 1927
- Mixed office and retail space
- Located near Dallas Zoo and the Arts District
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
$52,133
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
7.45%
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%
$1,042,660
$1.0M
Cap Rate 7%
$744,757
$744.8K
Cap Rate 9%
$579,256
$579.3K
Market Conditions
NOI Build-Up for 3,240 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
$78.1K $24.12/SF
− Vacancy
−$3.7K −$1.13/SF
EGI
$74.5K $22.99/SF
− OpEx
−$22.3K −$6.90/SF
NOI
$52.1K $16.09/SF
Area
Dallas, TX
Vacancy
4.70%
Lease Rate
$24.12 /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%
$1,042,660
Cap Rate 7%
$744,757
Cap Rate 9%
$579,256
Alternative Uses
Best Use
Office B
$2.66M
$2.33M – $3.10M
NOI $186,272 @ 7.0% cap · market cap 26.61%
Second Best
Retail
$744.8K
$651.7K – $868.9K
NOI $52,133 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$3.89M
$3.40M – $4.54M
NOI $272,141 @ 7.0% cap · market cap 38.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
974
Businesses Nearby
Explore this area
Business Placement
Demographics for 75203, TX
14,710
Population
6,862
Households
2.1
Avg Household Size
33
Median Age
17%
College-Educated
65%
High-School Grad
4.8 sq mi
ZIP Area
3,065
Density / Sq Mi
$46,358
Median Household Income
$32,690
Median Earnings
$1,110
Median Rent
$125,000
Median Home Value
Market
Vacancy Rate% for Office in Dallas, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Mixed office and retail space near Dallas Zoo and Arts District.
Where is this office units located?
The property is located at 1103 South Beckley Avenue Dallas, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Built in 1927; Mixed office and retail space; Located near Dallas Zoo and the Arts District
