Updated Duplex with Detached
For Sale
$395,000
410 N Oak Cliff Boulevard, Dallas, TX 75208
Extensively renovated duplex with updated kitchens, gas range, and HVAC, plus a detached two-car garage for storage.
Property Size1,264 SF
Days on Market43
Property Features for 410 N Oak Cliff Boulevard
General Information
Standard status
Active
Size
1,264 SF
Property subtype
Duplex
Occupancy
50%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,630
Building Details
Building Size
1,264 SF
Year Built
1942
Year Renovated
2021
Listing Agency:
Christie's Lone Star
(214) 821-3336
Listed By:
Randi Pennix
Source:
Nilesrealtygroup
Added: Jul 20
Changed: Aug 25
Last Checked: Aug 29 at 4:52PM
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 Christie's Lone Star
Investment Insights
Based on property information with market context.
This fully updated duplex was extensively renovated in 2021. Major improvements include a new roof, HVAC systems, tankless water heaters, updated electrical, luxury vinyl plank flooring, new kitchen cabinetry, and stainless steel appliances. Each unit features an updated kitchen with a gas range and a built-in microwave. A detached two-car garage on the property is currently used as additional storage. One unit is currently occupied, and the other is vacant and ready for move-in or lease-up.
The property is located in the North Oak Cliff area of Dallas, just minutes from the Bishop Arts District. It is being offered with both sides sold together.
The duplex provides two separate residential units, each with its own updated kitchen and systems, along with the benefit of shared property amenities including the detached garage for extra storage space.
The property is located in the North Oak Cliff area of Dallas, just minutes from the Bishop Arts District. It is being offered with both sides sold together.
The duplex provides two separate residential units, each with its own updated kitchen and systems, along with the benefit of shared property amenities including the detached garage for extra storage space.
Key Highlights
- Extensively renovated duplex built in 1942 in North Oak Cliff
- Renovations completed in 2021 include new roof, HVAC systems, tankless water heaters, and updated electrical
- Updated kitchens in both units feature a gas range, built‑in microwave, cabinetry, and stainless steel 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
$22,226
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
5.63%
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%
$444,520
$444.5K
Cap Rate 7%
$317,514
$317.5K
Cap Rate 9%
$246,956
$247.0K
Market Conditions
NOI Build-Up for 1,264 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
$35.3K $27.96/SF
− Vacancy
−$3.6K −$2.84/SF
EGI
$31.8K $25.12/SF
− OpEx
−$9.5K −$7.54/SF
NOI
$22.2K $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%
$444,520
Cap Rate 7%
$317,514
Cap Rate 9%
$246,956
Alternative Uses
Best Use
Multifamily LT 5
$317.5K
$277.8K – $370.4K
NOI $22,226 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$274.6K
$240.3K – $320.3K
NOI $19,220 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,169 @ 7.0% cap · market cap 26.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
923
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 - Extensively renovated duplex with updated kitchens, gas range, and HVAC, plus a detached two-car garage for storage.
Where is this duplex located?
The property is located at 410 N Oak Cliff Boulevard Dallas, TX.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Extensively renovated duplex built in 1942 in North Oak Cliff; Renovations completed in 2021 include new roof, HVAC systems, tankless water heaters, and updated electrical; Updated kitchens in both units feature a gas range, built‑in microwave, cabinetry, and stainless steel appliances
