Townhome-Style
New
For Sale
$1,699,000
2334 Arroyo Avenue, Dallas, TX 75219
ResidentialIncome, Dallas, TX
Property Size7,200 SF
Lot Size0.18 Acres
Price / SF$235.97
Days on Market4
Property Features for 2334 Arroyo Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Property condition
Under Construction
Bedrooms
8
Bathrooms
16
Full bathrooms
8
Half bathrooms
8
Rooms
Bathroom 15, Bedroom 6, Bedroom 8, Bedroom 1, Bathroom 5, Bedroom 7, Bedroom 5, Bedroom 2, Bathroom 11, Bathroom 9, Bathroom 14, Bedroom 4, Bathroom 8, Bathroom 13, Bathroom 6, Bathroom 12, Bathroom 10, Bathroom 2, Bathroom 16, Bathroom 1, Bedroom 3, Bathroom 7, Bathroom 3, Bathroom 4
Parking
8
Parking features
Garage, Open
Interior features
OpenFloorplan, Pantry, WalkInClosets
Fireplace
1
Appliances
Dishwasher, ElectricRange, ElectricWaterHeater, Disposal, Microwave, TanklessWaterHeater
Subdivision
Clifton Place No. 2
Elementary school
Esperanza Medrano
Middle school
Rusk
High school
North Dallas
Elementary school district
Dallas ISD
Middle school district
Dallas ISD
High school district
Dallas ISD
Directions
From Dallas North Tollway, take the Wycliff Avenue exit. Continue on Wycliff Avenue, turn right onto Sylvester Street, then left onto Arroyo Avenue. Property is located at 2334 Arroyo Avenue. Use GPS for precise directions.
Standard status
Active
APN
00000208816000000
Size
7,200 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
CLIFTON PLACE NO 2 BLK 9/2262 LT 5
Legal Description
CLIFTON PLACE NO 2 BLK 9/2262 LT 5
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Public
Building Details
Year built
2026
Floors in Building
3
Number of units
4
Flooring type
Wood
Building materials
VinylSiding
Roof type
Composition
Listing Agency:
Regal, REALTORS
(972) 771-6970
Listed By:
Shant Avedisian · License #0835624
(469) 766-0099
Added: Sep 8
Changed: Sep 10
Last Checked: Sep 11 at 8:06AM
MLS# 21358393
Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 7,200-square-foot quadplex is under construction and includes four townhome-style residences under one ownership. The matching layouts and limited common areas are designed around straightforward leasing and maintenance. Interior features include open floorplans, walk-in closets, pantries, new appliances, wood flooring, and water- and scratch-resistant LVP. Each bedroom has a private full bathroom, with additional half baths on the living and garage levels. Bedroom-level laundry, fire sprinklers, central heating and cooling, tankless water heaters, and garage and open parking are also included.
The property is located near Dallas’ Southwestern Medical District, including UT Southwestern, Parkland, and Children’s Health, with Dallas Love Field nearby. Oak Lawn, the Design District, Uptown, and Downtown are within the surrounding urban core. Completion is estimated for September 2026, with final details subject to construction progress.
The property is located near Dallas’ Southwestern Medical District, including UT Southwestern, Parkland, and Children’s Health, with Dallas Love Field nearby. Oak Lawn, the Design District, Uptown, and Downtown are within the surrounding urban core. Completion is estimated for September 2026, with final details subject to construction progress.
Key Highlights
- Four‑unit quadplex with townhome‑style residences and four potential rental streams
- 7,200 square feet on a 0.1803‑acre lot
- Each bedroom includes a private full bathroom; half baths serve the living and garage levels
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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Open Analytics
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
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residences feature durable finishes, private baths, bedroom-level laundry, and limited shared areas.
Where is this quadplex located?
The property is located at 2334 Arroyo Avenue 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: Four‑unit quadplex with townhome‑style residences and four potential rental streams; 7,200 square feet on a 0.1803‑acre lot; Each bedroom includes a private full bathroom; half baths serve the living and garage levels
