Renovated
For Sale
$699,900
112 N Adams Avenue, Dallas, TX 75208
Renovated duplex with two units, each with private fenced yards and patio spaces.
Property Size2,088 SF
Days on Market27
Property Features for 112 N Adams Avenue
General Information
Standard status
Active
Size
2,088 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$5,720
Amenities
private fenced yards
patio spaces
Building Details
Building Size
2,088 SF
Year Built
1945
Buildings
1
Tenancy
Multi
Listing Agency:
Compass RE Texas, LLC.
(214) 814-8100
Listed By:
John Weber · License #0505479
Source:
Nilesrealtygroup
Added: Jul 29
Changed: Aug 17
Last Checked: Aug 24 at 1:29PM
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 Compass RE Texas, LLC.
Investment Insights
Based on property information with market context.
110-112 N Adams Ave is a renovated duplex built in 1945, offering two well-designed units with functional open layouts. One unit features 3 bedrooms and 1 bathroom, and the other offers 2 bedrooms and 1 bathroom. Updates throughout include quartz countertops, newer cabinetry, and updated appliances in the kitchens, along with luxury vinyl plank flooring, upgraded lighting fixtures, and fresh paint.
Both units include private fenced yards and patio spaces, creating an outdoor area for everyday living. The property is currently operating as a short-term rental, providing a proven operating setup with the opportunity to continue as an income property.
Located in the Bishop Arts District within Oak Cliff in Dallas, the duplex benefits from a neighborhood setting that is seeing active redevelopment.
Both units include private fenced yards and patio spaces, creating an outdoor area for everyday living. The property is currently operating as a short-term rental, providing a proven operating setup with the opportunity to continue as an income property.
Located in the Bishop Arts District within Oak Cliff in Dallas, the duplex benefits from a neighborhood setting that is seeing active redevelopment.
Key Highlights
- Renovated duplex at 110‑112 N Adams Ave built in 1945
- Two units: one with 3 bedrooms and 1 bathroom, one with 2 bedrooms and 1 bathroom
- Quartz countertops, newer cabinetry, and updated kitchen appliances
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
$36,714
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
5.25%
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%
$734,280
$734.3K
Cap Rate 7%
$524,486
$524.5K
Cap Rate 9%
$407,933
$407.9K
Market Conditions
NOI Build-Up for 2,088 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
$58.4K $27.96/SF
− Vacancy
−$5.9K −$2.84/SF
EGI
$52.4K $25.12/SF
− OpEx
−$15.7K −$7.54/SF
NOI
$36.7K $17.58/SF
Area
Dallas, TX
Vacancy
10.16%
Lease Rate
$27.96 /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%
$734,280
Cap Rate 7%
$524,486
Cap Rate 9%
$407,933
Alternative Uses
Best Use
Multifamily LT 5
$524.5K
$458.9K – $611.9K
NOI $36,714 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$453.6K
$396.9K – $529.2K
NOI $31,750 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$2.51M
$2.19M – $2.92M
NOI $175,380 @ 7.0% cap · market cap 25.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,444
Businesses Nearby
Explore this area
Business Placement
Demographics for 75208, TX
29,446
Population
13,655
Households
2.2
Avg Household Size
36
Median Age
41%
College-Educated
76%
High-School Grad
6.1 sq mi
ZIP Area
4,827
Density / Sq Mi
$76,502
Median Household Income
$48,460
Median Earnings
$1,589
Median Rent
$415,200
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 - Renovated duplex with two units, each with private fenced yards and patio spaces.
Where is this duplex located?
The property is located at 112 N Adams Avenue Dallas, TX.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Renovated duplex at 110‑112 N Adams Ave built in 1945; Two units: one with 3 bedrooms and 1 bathroom, one with 2 bedrooms and 1 bathroom; Quartz countertops, newer cabinetry, and updated kitchen appliances
