Renovated Duplex with Private
For Sale
$699,900
112 N Adams Avenue, Dallas, TX 75208
ResidentialIncome, Dallas, TX
Property Size2,088 SF
Lot Size0.14 Acres
Price / SF$335.20
Days on Market65
Property Features for 112 N Adams Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Parking
4
Parking features
Off Street
Security features
Security
Interior features
DecorativeDesignerLightingFixtures, EatInKitchen, OpenFloorplan
Exterior features
PrivateYard, UncoveredCourtyard
Appliances
ConvectionOven, Dishwasher, ElectricCooktop, ElectricOven, Disposal, Microwave, Refrigerator
Subdivision
Whites Sub
Lot features
Corner Lot, Level
Elementary school
Reagan
Middle school
Garcia
High school
Adamson
Elementary school district
Dallas ISD
Middle school district
Dallas ISD
High school district
Dallas ISD
Directions
Southwest on I35E to W Twelfth St, right onto S Zang Blvd, left onto W 10th St, right onto N Adams Ave, property is on the right
Standard status
Active
APN
00000255436000001
Size
2,088 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
DALLAS LAND AND LOAN 2 BLK 36/3156 LT 1A ACS
Tax Annual Amount
5720
Legal Description
DALLAS LAND AND LOAN 2 BLK 36/3156 LT 1A ACS
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
private fenced yards and patio spaces
Building Details
Year built
1945
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Roof type
Composition
Listing Agency:
Compass RE Texas, LLC.
(214) 814-8100
Listed By:
John Weber · License #0505479
(214) 679-2427
Added: Jul 17
Changed: Sep 17
Last Checked: Sep 19 at 3:06PM
MLS# 21267883
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 duplex contains 2,088 square feet across two units: one with 3 bedrooms and 1 bathroom, and the other with 2 bedrooms and 1 bathroom. Both residences have open floor plans, quartz countertops, newer cabinetry, updated appliances, luxury vinyl flooring, upgraded lighting, and fresh paint. Each unit also includes a private fenced yard and patio area.
Built in 1945 on a 0.139-acre lot, the property currently operates as a short-term rental. Central heating and central air serve the building, with ceiling fans providing additional cooling. Off-street parking, public water, and public sewer are included. The property is located in Dallas’s Bishop Arts District within Oak Cliff.
Built in 1945 on a 0.139-acre lot, the property currently operates as a short-term rental. Central heating and central air serve the building, with ceiling fans providing additional cooling. Off-street parking, public water, and public sewer are included. The property is located in Dallas’s Bishop Arts District within Oak Cliff.
Key Highlights
- 2,088‑square‑foot duplex with two separate residential units
- Unit mix includes one 3‑bedroom/1‑bath unit and one 2‑bedroom/1‑bath unit
- Renovated interiors feature quartz counters, newer cabinetry, updated appliances, and luxury vinyl flooring
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
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Current Use
Lease Details
2
Residential units
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated units feature open layouts, modern kitchens, and fenced outdoor 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: 2,088‑square‑foot duplex with two separate residential units; Unit mix includes one 3‑bedroom/1‑bath unit and one 2‑bedroom/1‑bath unit; Renovated interiors feature quartz counters, newer cabinetry, updated appliances, and luxury vinyl flooring
