4-Unit Townhome-Style
New
For Sale
$1,699,000
2334 Arroyo Ave, Dallas, TX 75219
Four residences offer private full baths, durable LVP flooring, and laundry positioned near the bedrooms.
Property Size7,200 SF
Price / SF$235.97
Days on Market3
Property Features for 2334 Arroyo Ave
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Multi-Family
Additional Details
Sprinkler System
Yes
Multifamily Units
4
Amenities
private baths
bedroom-level laundry
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Regal, REALTORS
Listed By:
Shant Avedisian · License #0835624
(469) 766-0099
Source:
Thebryandavisgroup
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 12 at 3:01PM
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 Regal, REALTORS
Investment Insights
Based on property information with market context.
2334 Arroyo Ave is a 7,200-square-foot quadplex with four townhome-style units under one ownership. The property is designed with matching layouts and limited common areas, while each bedroom includes a private full bathroom. Half baths serve the living and garage levels, and bedroom-level laundry adds convenience. Finishes include scratch- and water-resistant LVP flooring, new appliances, energy-efficiency features, and fire sprinklers.
The property is in the final finishing stage, with estimated completion in September 2026. It is near the Southwestern Medical District, including UT Southwestern, Parkland, and Children’s Health, with Dallas Love Field also nearby. Oak Lawn, the Design District, Uptown, and Downtown are within the surrounding urban core.
The four-unit configuration provides four potential rental streams. Any future individual-unit ownership or resale options remain subject to legal, zoning, platting, and other applicable requirements.
The property is in the final finishing stage, with estimated completion in September 2026. It is near the Southwestern Medical District, including UT Southwestern, Parkland, and Children’s Health, with Dallas Love Field also nearby. Oak Lawn, the Design District, Uptown, and Downtown are within the surrounding urban core.
The four-unit configuration provides four potential rental streams. Any future individual-unit ownership or resale options remain subject to legal, zoning, platting, and other applicable requirements.
Key Highlights
- 4 townhome‑style units under one ownership
- 7,200‑square‑foot quadplex with 4 potential rental streams
- Each bedroom includes a private full bathroom
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
$126,601
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
7.45%
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%
$2,532,020
$2.5M
Cap Rate 7%
$1,808,586
$1.8M
Cap Rate 9%
$1,406,678
$1.4M
Market Conditions
NOI Build-Up for 7,200 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
$201.3K $27.96/SF
− Vacancy
−$20.5K −$2.84/SF
EGI
$180.9K $25.12/SF
− OpEx
−$54.3K −$7.54/SF
NOI
$126.6K $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%
$2,532,020
Cap Rate 7%
$1,808,586
Cap Rate 9%
$1,406,678
Alternative Uses
Best Use
Multifamily LT 5
$1.81M
$1.58M – $2.11M
NOI $126,601 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$1.56M
$1.37M – $1.82M
NOI $109,483 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$8.64M
$7.56M – $10.08M
NOI $604,759 @ 7.0% cap · market cap 35.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
1,907
Businesses Nearby
Explore this area
Business Placement
Demographics for 75219, TX
27,885
Population
19,190
Households
1.5
Avg Household Size
36
Median Age
71%
College-Educated
94%
High-School Grad
2.3 sq mi
ZIP Area
12,124
Density / Sq Mi
$92,541
Median Household Income
$70,549
Median Earnings
$1,751
Median Rent
$377,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Four residences offer private full baths, durable LVP flooring, and laundry positioned near the bedrooms.
Where is this quadplex located?
The property is located at 2334 Arroyo Ave Dallas, TX.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: 4 townhome‑style units under one ownership; 7,200‑square‑foot quadplex with 4 potential rental streams; Each bedroom includes a private full bathroom
