Fully Occupied Shopping
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2817-2827 Live Oak St, Dallas, TX 75204
Service-oriented retail tenancy occupies a multi-suite center at the Live Oak and Liberty Street intersection.
Property Size7,084 SF
Lot Size0.23 Acres
Price / SF$472.61
Days on Market6
Property Features for 2817-2827 Live Oak St
General Information
Standard status
Active
Size
7,084 SF
Lot size
0.23 Acres
Property subtype
RETAIL
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
DuWest Realty | Dallas
(214) 675-3665
Listed By:
Will Walters · License #792098
(214) 675-3665
Source:
Moodyscre
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 31 at 4:52PM
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 DuWest Realty | Dallas
Investment Insights
Based on property information with market context.
This 7,084-square-foot shopping center contains multiple retail spaces and is reported as 100% occupied. The tenant mix consists of service-oriented businesses, providing a retail format focused on recurring local needs. The property encompasses .232 acres and is identified as a covered land play within an established urban setting.
Located at Live Oak Street and Liberty Street in Dallas, the center sits adjacent to the CBD and near Deep Ellum and the Baylor Medical Center district. Within one mile are The Epic, with three buildings and 251,606 square feet of office space, the Pittman Hotel, The Hamilton residential building, and 18,000 square feet of high-end retail. Baylor Hospital has 5,000 employees, while Deep Ellum includes 40 square blocks with 50 restaurants, bars, and music venues.
Located at Live Oak Street and Liberty Street in Dallas, the center sits adjacent to the CBD and near Deep Ellum and the Baylor Medical Center district. Within one mile are The Epic, with three buildings and 251,606 square feet of office space, the Pittman Hotel, The Hamilton residential building, and 18,000 square feet of high-end retail. Baylor Hospital has 5,000 employees, while Deep Ellum includes 40 square blocks with 50 restaurants, bars, and music venues.
Key Highlights
- 7,084 SF shopping center on .232 acres
- 100% occupied with service‑oriented tenant mix
- Intersection location at Live Oak Street and Liberty Street
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
$113,985
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
3.40%
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%
$2,279,700
$2.3M
Cap Rate 7%
$1,628,357
$1.6M
Cap Rate 9%
$1,266,500
$1.3M
Market Conditions
NOI Build-Up for 7,084 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
$170.9K $24.12/SF
− Vacancy
−$8.0K −$1.13/SF
EGI
$162.8K $22.99/SF
− OpEx
−$48.9K −$6.90/SF
NOI
$114.0K $16.09/SF
Area
Dallas, TX
Vacancy
4.70%
Lease Rate
$24.12 /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%
$2,279,700
Cap Rate 7%
$1,628,357
Cap Rate 9%
$1,266,500
Alternative Uses
Best Use
Retail
$1.63M
$1.42M – $1.90M
NOI $113,985 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.50M
$7.44M – $9.92M
NOI $595,015 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
8,624
Businesses Nearby
98k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 37%
Hotels & Casinos 32%
Dining 30%
Home Improvements & Furnishings 1%
Dallas Marriott Downtown
Hotels & Casinos
16,995 visits/mo
0.5 miles
7-Eleven
Shops & Services
12,597 visits/mo
0.4 miles
Jack in the Box
Dining
11,703 visits/mo
0.5 miles
7-Eleven
Shops & Services
11,418 visits/mo
0.5 miles
The Kimpton Pittman Hotel
Hotels & Casinos
9,810 visits/mo
0.4 miles
Demographics for 75204, TX
34,012
Population
23,304
Households
1.5
Avg Household Size
31
Median Age
70%
College-Educated
95%
High-School Grad
2.6 sq mi
ZIP Area
13,082
Density / Sq Mi
$93,007
Median Household Income
$71,995
Median Earnings
$1,822
Median Rent
$451,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Service-oriented retail tenancy occupies a multi-suite center at the Live Oak and Liberty Street intersection.
Where is this shopping center located?
The property is located at 2817-2827 Live Oak St Dallas, TX.
What is the asking price?
The asking price for this property is $3,348,000.
What are key features of this property?
This property features: 7,084 SF shopping center on .232 acres; 100% occupied with service‑oriented tenant mix; Intersection location at Live Oak Street and Liberty Street
