Creative Studio Building with Living
For Sale
$4,900,000
2909 San Jacinto, Dallas, TX 75204
Renovated commercial space combines production facilities, office areas, and a private residential component.
Property Size16,300 SF
Days on Market34
Property Features for 2909 San Jacinto
General Information
Standard status
Active
Size
16,300 SF
Property subtype
Commercial
Zoning
PD, Dallas
Amenities
editing suites
private offices
community office space
studios
cyclorama wall
restrooms
lobbies
living quarters
Building Details
Building Size
16,300 SF
Year Built
1940
Buildings
1
Units
1
Listing Agency:
The Agency Frisco
(713) 315-0525
Listed By:
Codey Lowe · License #0749081
(713) 315-0525
Source:
Vickiesteam
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 24 at 11:00AM
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 The Agency Frisco
Investment Insights
Based on property information with market context.
This 16,300-square-foot creative space, built in 1940 and renovated, combines production, office, and residential components. The commercial area includes three editing suites, four private offices, shared office space, two studios, two guest lobbies, and a three-sided cyclorama wall. Studio A offers up to 2,100 SQ of surrounding space, while Studio B is a 1,200 SQ room-in-room soundproof studio. Five restrooms serve the commercial portion.
At the rear, private living quarters include a primary suite, guest bedroom, two restrooms, living room, and full kitchen, with separate access from Allen Street. The property is located in Downtown Dallas and is within a 10-minute proximity of renovated neighborhoods, restaurants, nightlife, and downtown activity.
At the rear, private living quarters include a primary suite, guest bedroom, two restrooms, living room, and full kitchen, with separate access from Allen Street. The property is located in Downtown Dallas and is within a 10-minute proximity of renovated neighborhoods, restaurants, nightlife, and downtown activity.
Key Highlights
- 16,300‑square‑foot creative studio property in Downtown Dallas
- Three editing suites, four private offices, and community office space
- Two studios, including a 1,200 SQ room‑in‑room soundproof studio
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
$215,160
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
4.39%
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%
$4,303,200
$4.3M
Cap Rate 7%
$3,073,714
$3.1M
Cap Rate 9%
$2,390,667
$2.4M
Market Conditions
NOI Build-Up for 16,300 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
$391.2K $24.00/SF
− Vacancy
−$46.9K −$2.88/SF
EGI
$344.3K $21.12/SF
− OpEx
−$129.1K −$7.92/SF
NOI
$215.2K $13.20/SF
Area
Dallas, TX
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$4,303,200
Cap Rate 7%
$3,073,714
Cap Rate 9%
$2,390,667
Alternative Uses
Best Use
Office B
$13.39M
$11.71M – $15.62M
NOI $937,108 @ 7.0% cap · market cap 19.12%
Second Best
Mixed Use
$3.07M
$2.69M – $3.59M
NOI $215,160 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$19.56M
$17.11M – $22.82M
NOI $1,369,106 @ 7.0% cap · market cap 27.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,936
Businesses Nearby
Explore this area
Business Placement
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 Office in Dallas, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Creative space - Renovated commercial space combines production facilities, office areas, and a private residential component.
Where is this creative space located?
The property is located at 2909 San Jacinto Dallas, TX.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: 16,300‑square‑foot creative studio property in Downtown Dallas; Three editing suites, four private offices, and community office space; Two studios, including a 1,200 SQ room‑in‑room soundproof studio
