Single-Story Duplex with Two
For Sale
$220,000
402 E Webb Street, Dallas, NC 28034
Each residence includes two bedrooms, one full bath, and washer and dryer connections.
Property Size1,449 SF
Lot Size0.25 Acres
Price / SF$151.83
Days on Market57
Property Features for 402 E Webb Street
General Information
Standard status
Active
Size
1,449 SF
Lot size
0.25 Acres
Property subtype
Duplex
Amenities
Size: 0.25, Size Units: Acres
Description: Composition
Man Level Garage: 0
Details: Window Unit(s)
Heating: Forced Air, Natural Gas
Description: Electric Dryer Hookup, Washer Hookup
Days on Market: 50, Listing Price: 220000, Status: Active
Elementary: Carr, Middle/Junior High: W.C. Friday, High School: North Gaston
Total Bathrooms: 4
Finished Area Above Grade: 1449, Area: 1449, Building Area: 1449, Construction Materials: Hardboard Siding, Year Built: 1967, Construction Type: Site Built
City: Dallas, State: NC, Zip: 28034, County: Gaston
Full Bathrooms: 2
Sewer: Public Sewer, Water Source: City
Description: Yes, Conditional
Auction Y/N: 0
Description: Electric Oven, Refrigerator
Building Details
Building Size
1,449 SF
Year Built
1967
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Oaktree Real Estate
Listed By:
James Nieman
(704) 363-0422
Source:
Blackstreaminternational
Added: Jul 30
Changed: Sep 23
Last Checked: Sep 22 at 3:47PM
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 Oaktree Real Estate
Investment Insights
Based on property information with market context.
Built in 1967, this one-story duplex contains two residential units, each with two bedrooms and one full bathroom. The property provides approximately 1,449 square feet of total living space, along with washer and dryer connections in each unit. It is being sold as-is.
The duplex occupies an approximately 0.25-acre lot at 402 E Webb Street in Dallas, NC. The property is near downtown Dallas, shopping, dining, schools, and major roadways. Its two-unit configuration supports separate household occupancy within one multifamily asset, subject to buyer verification of the property’s condition, utilities, zoning, unit details, and other applicable information.
The duplex occupies an approximately 0.25-acre lot at 402 E Webb Street in Dallas, NC. The property is near downtown Dallas, shopping, dining, schools, and major roadways. Its two-unit configuration supports separate household occupancy within one multifamily asset, subject to buyer verification of the property’s condition, utilities, zoning, unit details, and other applicable information.
Key Highlights
- Two‑unit duplex with two bedrooms and one full bathroom per unit
- Approximately 1,449 square feet of total living space
- Approximately 0.25‑acre lot at 402 E Webb 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
$16,800
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
7.64%
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%
$336,000
$336.0K
Cap Rate 7%
$240,000
$240.0K
Cap Rate 9%
$186,667
$186.7K
Market Conditions
NOI Build-Up for 1,449 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
$26.1K $18.00/SF
− Vacancy
−$2.1K −$1.44/SF
EGI
$24.0K $16.56/SF
− OpEx
−$7.2K −$4.97/SF
NOI
$16.8K $11.59/SF
Area
Gaston County, NC
Vacancy
7.98%
Lease Rate
$18.00 /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%
$336,000
Cap Rate 7%
$240,000
Cap Rate 9%
$186,667
Alternative Uses
Best Use
Multifamily LT 5
$240.0K
$210.0K – $280.0K
NOI $16,800 @ 7.0% cap · market cap 7.64%
Second Best
Apartment 5plus
$219.0K
$191.6K – $255.5K
NOI $15,330 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$456.1K
$399.1K – $532.1K
NOI $31,924 @ 7.0% cap · market cap 14.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
313
Businesses Nearby
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Business Placement
Demographics for 28034, NC
19,258
Population
8,085
Households
2.4
Avg Household Size
39
Median Age
16%
College-Educated
86%
High-School Grad
45.6 sq mi
ZIP Area
422
Density / Sq Mi
$59,969
Median Household Income
$42,804
Median Earnings
$841
Median Rent
$221,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes two bedrooms, one full bath, and washer and dryer connections.
Where is this duplex located?
The property is located at 402 E Webb Street Dallas, NC.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms and one full bathroom per unit; Approximately 1,449 square feet of total living space; Approximately 0.25‑acre lot at 402 E Webb Street
