For Sale
$1,050,000
2908 E 11th Street, Dallas, TX 75203
Office buildings
Property Size5,070 SF
Lot Size0.44 Acres
Price / SF$207.10
Days on Market116
Property Features for 2908 E 11th Street
General Information
Standard status
Active
Size
5,070 SF
Lot size
0.44 Acres
Property subtype
Commercial
Zoning
Office and Retail
Building Details
Building Size
5,070 SF
Year Built
1968
Stories
2
Units
1
Listing Agency:
M&D CRE, LLC
(469) 757-6132
Listed By:
Shane Hendrix · License #0776260
(214) 460-8926
Source:
Signaturere
Added: Apr 22
Changed: Aug 8
Last Checked: Aug 14 at 2:37PM
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 M&D CRE, LLC
Investment Insights
Based on property information with market context.
Key Highlights
- 2‑story commercial building built in 1968 offering 5,070 SF of flexible office/retail space
- 0.444‑acre site located about 3 miles from Downtown Dallas
- First floor includes open reception area, reception desk, 3 private offices, conference room/open workstation space, storage, restroom, and breakroom
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
$65,707
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
6.26%
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%
$1,314,140
$1.3M
Cap Rate 7%
$938,671
$938.7K
Cap Rate 9%
$730,078
$730.1K
Market Conditions
NOI Build-Up for 5,070 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
$121.7K $24.00/SF
− Vacancy
−$12.2K −$2.40/SF
EGI
$109.5K $21.60/SF
− OpEx
−$43.8K −$8.64/SF
NOI
$65.7K $12.96/SF
Area
Dallas, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,314,140
Cap Rate 7%
$938,671
Cap Rate 9%
$730,078
Alternative Uses
Best Use
Office B
$4.16M
$3.64M – $4.86M
NOI $291,481 @ 7.0% cap · market cap 27.76%
Second Best
Healthcare Medical
$938.7K
$821.3K – $1.10M
NOI $65,707 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$6.08M
$5.32M – $7.10M
NOI $425,851 @ 7.0% cap · market cap 40.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
244
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
Where is this office building located?
The property is located at 2908 E 11th Street Dallas, TX.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 2‑story commercial building built in 1968 offering 5,070 SF of flexible office/retail space; 0.444‑acre site located about 3 miles from Downtown Dallas; First floor includes open reception area, reception desk, 3 private offices, conference room/open workstation space, storage, restroom, and breakroom
