5-Unit Modern Apartment
For Sale
$2,100,000
2247 Mail Ave, Dallas, TX 75235
New townhouse-style residences feature open layouts, contemporary finishes, and flexible appeal for long-term or short-term occupancy.
Property Size9,565 SF
Price / SF$219.55
Days on Market32
Property Features for 2247 Mail Ave
General Information
Standard status
Active
Size
9,565 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
5
Building Details
Year Built
2026
Construction
townhouse
Listing Agency:
Central Metro Realty
Listed By:
Hache Annamuhammedov · License #0719688
(512) 454-6873
Source:
Thebryandavisgroup
Added: Aug 3
Changed: Aug 31
Last Checked: Sep 1 at 10:30PM
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 Central Metro Realty
Investment Insights
Based on property information with market context.
This 5-unit apartment property is configured as a modern townhouse community with 9,565 square feet of building area. Each residence includes an open-concept living arrangement, contemporary finishes, abundant natural light, and functional floor plans. Construction is identified for 2026, with anticipated completion in May 2026.
The property is near Dallas Love Field Airport and the Medical District, with access to Uptown, Downtown Dallas, and the Design District. AT&T Stadium, American Airlines Center, and DFW International Airport are also within convenient reach. Nearby dining, retail, and nightlife districts add to the surrounding urban context.
The residences are presented for long-term tenancy, short-term rental use, or individual unit sales, with the property positioned as a single five-unit asset.
The property is near Dallas Love Field Airport and the Medical District, with access to Uptown, Downtown Dallas, and the Design District. AT&T Stadium, American Airlines Center, and DFW International Airport are also within convenient reach. Nearby dining, retail, and nightlife districts add to the surrounding urban context.
The residences are presented for long-term tenancy, short-term rental use, or individual unit sales, with the property positioned as a single five-unit asset.
Key Highlights
- 5‑unit modern townhouse community
- 9,565 square feet of building area
- Anticipated completion May 2026
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
$145,445
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
6.93%
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%
$2,908,900
$2.9M
Cap Rate 7%
$2,077,786
$2.1M
Cap Rate 9%
$1,616,056
$1.6M
Market Conditions
NOI Build-Up for 9,565 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
$296.1K $30.96/SF
− Vacancy
−$31.7K −$3.31/SF
EGI
$264.4K $27.65/SF
− OpEx
−$119.0K −$12.44/SF
NOI
$145.4K $15.21/SF
Area
Dallas, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$2,908,900
Cap Rate 7%
$2,077,786
Cap Rate 9%
$1,616,056
Alternative Uses
Best Use
Apartment 5plus
$2.08M
$1.82M – $2.42M
NOI $145,445 @ 7.0% cap · market cap 6.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.48M
$10.04M – $13.39M
NOI $803,405 @ 7.0% cap · market cap 38.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
821
Businesses Nearby
Explore this area
Business Placement
Demographics for 75235, TX
19,153
Population
9,983
Households
1.9
Avg Household Size
33
Median Age
45%
College-Educated
77%
High-School Grad
6.7 sq mi
ZIP Area
2,859
Density / Sq Mi
$60,817
Median Household Income
$43,700
Median Earnings
$1,631
Median Rent
$283,000
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?
Apartment building - New townhouse-style residences feature open layouts, contemporary finishes, and flexible appeal for long-term or short-term occupancy.
Where is this apartment building located?
The property is located at 2247 Mail Ave Dallas, TX.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 5‑unit modern townhouse community; 9,565 square feet of building area; Anticipated completion May 2026
