Modern
New
For Sale
$1,050,000
314 & 316 Avenue L, Dallas, TX 75203
The 2026-built property features open-concept living areas, contemporary finishes, and en-suite baths.
Property Size4,314 SF
Days on Market2
Property Features for 314 & 316 Avenue L
General Information
Standard status
Active
Size
4,314 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
4,314 SF
Year Built
2026
Listing Agency:
David Ivy Group, LLC.
Listed By:
Kyle Pilgrim · License #0751165
(817) 706-0730
Source:
Nilesrealtygroup
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 3 at 2:18AM
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 David Ivy Group, LLC.
Investment Insights
Based on property information with market context.
This attached duplex was built in 2026 and contains two residential units. Interior features include open-concept living areas, kitchens, contemporary finishes, and en-suite bathrooms serving all three bedrooms. The design combines modern materials with functional layouts.
The property is offered as a complete duplex, with both units included in the sale. Its configuration supports rental use or a combination of occupancy and rental income, subject to applicable regulations and financing requirements.
The property is offered as a complete duplex, with both units included in the sale. Its configuration supports rental use or a combination of occupancy and rental income, subject to applicable regulations and financing requirements.
Key Highlights
- Attached duplex with both units offered together
- Built in 2026
- All three bedrooms have en‑suite baths
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
$75,855
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
7.22%
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%
$1,517,100
$1.5M
Cap Rate 7%
$1,083,643
$1.1M
Cap Rate 9%
$842,833
$842.8K
Market Conditions
NOI Build-Up for 4,314 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
$120.6K $27.96/SF
− Vacancy
−$12.3K −$2.84/SF
EGI
$108.4K $25.12/SF
− OpEx
−$32.5K −$7.54/SF
NOI
$75.9K $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%
$1,517,100
Cap Rate 7%
$1,083,643
Cap Rate 9%
$842,833
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$948.2K – $1.26M
NOI $75,855 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$937.1K
$820.0K – $1.09M
NOI $65,599 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$5.18M
$4.53M – $6.04M
NOI $362,351 @ 7.0% cap · market cap 34.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
Demographics for 75203, TX
14,710
Population
6,862
Households
2.1
Avg Household Size
33
Median Age
17%
College-Educated
65%
High-School Grad
4.8 sq mi
ZIP Area
3,065
Density / Sq Mi
$46,358
Median Household Income
$32,690
Median Earnings
$1,110
Median Rent
$125,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - The 2026-built property features open-concept living areas, contemporary finishes, and en-suite baths.
Where is this duplex located?
The property is located at 314 & 316 Avenue L Dallas, TX.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Attached duplex with both units offered together; Built in 2026; All three bedrooms have en‑suite baths
