Renovated Duplex with Office
For Sale
$559,000
4216 E Side Avenue, Dallas, TX 75226
Completely renovated duplex offering two independent units, currently leased and previously configured for residential or office use.
Property Size1,960 SF
Days on Market56
Property Features for 4216 E Side Avenue
General Information
Standard status
Active
Size
1,960 SF
Property subtype
Duplex
Building Details
Building Size
1,960 SF
Year Built
1924
Listing Agency:
Keller Williams Central
Listed By:
Sahereh Shahroudi · License #0715277
(469) 467-7755
Source:
Nilesrealtygroup
Added: Jul 21
Changed: Sep 11
Last Checked: Sep 13 at 12:15PM
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 Keller Williams Central
Investment Insights
Based on property information with market context.
This completely renovated duplex includes 4216 and 4218 E Side Avenue, with two completely independent units. The property is currently leased and has been described as usable either as two residential properties, with two bedrooms and one bathroom per side, or as office space with a waiting area.
The listing notes a large lot with plenty of parking and a big backyard. Updates cited include the roof, foundation, brand new windows, a new kitchen, and new AC.
The property is described as zoned CS, and the listing highlights its location just a couple of blocks from Deep Ellum. Short-term and long-term leases are mentioned as welcome.
The listing notes a large lot with plenty of parking and a big backyard. Updates cited include the roof, foundation, brand new windows, a new kitchen, and new AC.
The property is described as zoned CS, and the listing highlights its location just a couple of blocks from Deep Ellum. Short-term and long-term leases are mentioned as welcome.
Key Highlights
- Completely renovated duplex (Year Built 1924) located in Dallas, including 4216 and 4218
- Two fully independent units, each previously configured as 2 bed, 1 bath residential
- Flexible use: may also be configured as office space with a waiting area
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
$34,464
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
6.17%
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%
$689,280
$689.3K
Cap Rate 7%
$492,343
$492.3K
Cap Rate 9%
$382,933
$382.9K
Market Conditions
NOI Build-Up for 1,960 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
$54.8K $27.96/SF
− Vacancy
−$5.6K −$2.84/SF
EGI
$49.2K $25.12/SF
− OpEx
−$14.8K −$7.54/SF
NOI
$34.5K $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%
$689,280
Cap Rate 7%
$492,343
Cap Rate 9%
$382,933
Alternative Uses
Best Use
Multifamily LT 5
$492.3K
$430.8K – $574.4K
NOI $34,464 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$425.8K
$372.6K – $496.7K
NOI $29,804 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$2.35M
$2.06M – $2.74M
NOI $164,629 @ 7.0% cap · market cap 29.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,509
Businesses Nearby
Explore this area
Business Placement
Demographics for 75226, TX
4,535
Population
3,221
Households
1.4
Avg Household Size
33
Median Age
38%
College-Educated
92%
High-School Grad
1.1 sq mi
ZIP Area
4,123
Density / Sq Mi
$69,589
Median Household Income
$52,972
Median Earnings
$1,731
Median Rent
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Completely renovated duplex offering two independent units, currently leased and previously configured for residential or office use.
Where is this duplex located?
The property is located at 4216 E Side Avenue Dallas, TX.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: Completely renovated duplex (Year Built 1924) located in Dallas, including 4216 and 4218; Two fully independent units, each previously configured as 2 bed, 1 bath residential; Flexible use: may also be configured as office space with a waiting area
