East Dallas Retail
For Sale
Contact for pricing
4312 Live Oak St, Dallas, TX
3,032 SF retail property in the heart of East Dallas.
Property Size3,032 SF
Lot Size0.23 Acres
Price / SF$395.78
Days on Market1305
Property Features for 4312 Live Oak St
General Information
Standard status
Active
Size
3,032 SF
Lot size
0.23 Acres
Property subtype
RETAIL
Listing Agency:
Marcus & Millichap | Dallas Uptown
(972) 267-0600
Listed By:
Joe Santelli · License #(S):TX:664135,FL:SL3568387,TX:664135-B
(972) 755-5282
Source:
Moodyscre
Added: Feb 8, 2023
Changed: Aug 8
Last Checked: Sep 4 at 5:45PM
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 Marcus & Millichap | Dallas Uptown
Investment Insights
Based on property information with market context.
This 3,032 square foot retail property is located in the heart of East Dallas, fronting Live Oak Street. The location benefits from close proximity to the Swiss Avenue, Peaks Addition, Junius Heights, and Deep Ellum neighborhoods. The property is near Baylor University Medical Center, which has 1,025 beds and over 6,100 employees, and Dallas Theological Seminary, which has over 2,400 students and staff. The area benefits from a heavy daytime population of nearly 32,000 people within one mile of the site. An existing pylon sign is included with the building.
Key Highlights
- High‑traffic location in the heart of East Dallas on Live Oak Street.
- Sizeable 3,032 sf property.
- Close proximity to Swiss Avenue, Peaks Addition, Junius Heights, and Deep Ellum.
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
$48,786
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
4.07%
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%
$975,720
$975.7K
Cap Rate 7%
$696,943
$696.9K
Cap Rate 9%
$542,067
$542.1K
Market Conditions
NOI Build-Up for 3,032 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
$73.1K $24.12/SF
− Vacancy
−$3.4K −$1.13/SF
EGI
$69.7K $22.99/SF
− OpEx
−$20.9K −$6.90/SF
NOI
$48.8K $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%
$975,720
Cap Rate 7%
$696,943
Cap Rate 9%
$542,067
Alternative Uses
Best Use
Retail
$696.9K
$609.8K – $813.1K
NOI $48,786 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.64M
$3.18M – $4.24M
NOI $254,671 @ 7.0% cap · market cap 21.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,664
Businesses Nearby
218k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Dining 38%
Groceries 21%
Hotels & Casinos 1%
McDonald's
Dining
30,208 visits/mo
0.4 miles
El Rancho Supermercado
Groceries
27,293 visits/mo
0.2 miles
Aldi
Groceries
18,111 visits/mo
0.3 miles
7-Eleven
Shops & Services
14,095 visits/mo
0.3 miles
Starbucks
Dining
14,024 visits/mo
0.3 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Prim + Lovely
- Kroger Floral — 4241 Capitol Ave, Dallas, TX 75204
Frequently Asked Questions
What type of property is this?
Storefront property - 3,032 SF retail property in the heart of East Dallas.
Where is this storefront property located?
The property is located at 4312 Live Oak St Dallas, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: High‑traffic location in the heart of East Dallas on Live Oak Street.; Sizeable 3,032 sf property.; Close proximity to Swiss Avenue, Peaks Addition, Junius Heights, and Deep Ellum.
