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    Commercial Development Land Title is generated by Realmo AI

    2401 Hickory Street, Dallas, TX 75215

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    For Sale
    $1,499,900

    COMMERCIAL - Dallas, TX

    Lot size:
    0.16 Acres
    Added:
    Apr 22, 2026
    Days on Market:
    43
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 2401 Hickory Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Off Street
    Standard status
    Active
    APN
    00000110629000000
    Lot size
    0.16 Acres

    Taxes and HOA fees

    Tax Description
    MIDDLETON BROS CENTRAL AVE BLK B/473 LT 1 HIC

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Year built
    1907
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete
    Building materials
    Block, Concrete, TiltUp
    Roof type
    Mixed, Metal

    We can help!

    Listing Contact
    Ty Duncan
    Ty Duncan

    Listing agent Ty Duncan License #0693646

    Listing office Duncan Real Estate Co. Dallas, TX

    Listing date Apr 22, 2026

    MLS# 21106945

    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.

    HighLights

    • Approx. 7,000 SF lot in The Cedars Special Purpose Development District PD‑317
    • Federal Opportunity Zone designation (per listing remarks)
    • Year built: 1907; construction materials include block, concrete, and tilt‑up
    • Public water and public sewer available
    • Roof: mixed roof with metal; flooring: concrete
    • Off‑street parking

    Overview

    2401 Hickory Street presents a development-ready commercial land opportunity in The Cedars, offered for sale. The property consists of an approximately 0.161-acre lot and lies within the Heart of The Cedars Special Purpose Development District PD-317. That designation is described as providing flexibility for a wide range of project types, supporting development planning across multiple use concepts.

    The site is positioned in a high-growth urban corridor, with access described as being just minutes from Downtown Dallas and Deep Ellum, and close to major transportation corridors. In addition, the property is located within a designated Federal Opportunity Zone, which may provide tax incentive advantages for qualifying investment activities.

    For developers and investors, the combination of PD-317 flexibility and Opportunity Zone positioning can support a broad spectrum of next steps, including mixed-use and industrial or light manufacturing concepts, as well as multifamily, office, and boutique retail ideas as outlined for the district. This is an attractive fit for parties seeking an urban infill parcel within an active redevelopment area and looking to match project strategy to a district that accommodates varied uses.
    Property Profile Location Intelligence

    Current Use by Public Records

    B & B Sign ... (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Law Firm Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Dallas
    County
    Collin
    State
    Texas
    Longitude
    -96.781639
    Latitude
    32.774351

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    FAQs

    What type of property is this?
    Commercial land - Flexible Special Purpose zoning in The Cedars supports a wide range of development concepts, with Opportunity Zone benefits.
    Where is this commercial land located?
    The property is located at 2401 Hickory Street Dallas, TX.
    What is the asking price?
    The asking price for this property is $1,499,900.
    What are key features of this property?
    This property features: Approx. 7,000 SF lot in The Cedars Special Purpose Development District PD‑317; Federal Opportunity Zone designation (per listing remarks); Year built: 1907; construction materials include block, concrete, and tilt‑up
    (214) 476-8157
    We can help!
    Listing Contact
    Ty Duncan
    Ty Duncan
    Real Estate License ID: 0693646
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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