Duplex Property with Flex
For Sale
$1,500,000
4112 Swiss Avenue, Dallas, TX 75204
Multi-structure property with a built-out studio, detached two-story building, and substantial paved parking area.
Property Size3,260 SF
Price / SF$460.12
Days on Market144
Property Features for 4112 Swiss Avenue
General Information
Standard status
Active
Size
3,260 SF
Total Parking Spaces
10
Property subtype
Multi-Family / Full Duplex
Amenities
Central Air, Electric
Central, Natural Gas
Yes
Tile, Wood
Dishwasher
Window Coverings
2
Cable TV Available, Natural Woodwork
Decorative
No
Asphalt
Two
Wood, Wrought Iron
Slab
Public Records
Brick, Siding
Building Details
Year Built
1923
Buildings
2
Listing Agency:
Compass
(214) 264-9803
Listed By:
Lee Trowbridge · License #0697008
(214) 264-9803
Source:
Compass
Added: Apr 9
Changed: Aug 30
Last Checked: Aug 30 at 3:03AM
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 Compass
Investment Insights
Based on property information with market context.
This 3,260-square-foot duplex property includes multiple distinct structures and a dedicated studio-style flex area with extensive cabinetry. The detached outbuilding has two stories, a separate entrance, and upper-level access, adding functional separation for workspace or other permitted uses. A renovated bath complements original details, including natural woodwork and decorative features. Interior finishes include tile and wood, with central air and a dishwasher also identified.
The property is located at 4112 Swiss Avenue in Dallas, surrounded by residential, commercial, and institutional uses. Its paved parking court provides on-site capacity, while the combination of separate buildings and adaptable interior areas supports a range of owner-user or live-work configurations, subject to applicable approvals.
The property is located at 4112 Swiss Avenue in Dallas, surrounded by residential, commercial, and institutional uses. Its paved parking court provides on-site capacity, while the combination of separate buildings and adaptable interior areas supports a range of owner-user or live-work configurations, subject to applicable approvals.
Key Highlights
- 3,260‑square‑foot duplex property with multiple structures
- Built‑out flex studio with extensive cabinetry
- Detached two‑story building with separate entrance and upper‑level access
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
$57,322
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
3.82%
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%
$1,146,440
$1.1M
Cap Rate 7%
$818,886
$818.9K
Cap Rate 9%
$636,911
$636.9K
Market Conditions
NOI Build-Up for 3,260 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
$91.1K $27.96/SF
− Vacancy
−$9.3K −$2.84/SF
EGI
$81.9K $25.12/SF
− OpEx
−$24.6K −$7.54/SF
NOI
$57.3K $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%
$1,146,440
Cap Rate 7%
$818,886
Cap Rate 9%
$636,911
Alternative Uses
Best Use
Office B
$2.68M
$2.34M – $3.12M
NOI $187,422 @ 7.0% cap · market cap 12.49%
Second Best
Multifamily LT 5
$818.9K
$716.5K – $955.4K
NOI $57,322 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$3.91M
$3.42M – $4.56M
NOI $273,821 @ 7.0% cap · market cap 18.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,477
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?
Duplex - Multi-structure property with a built-out studio, detached two-story building, and substantial paved parking area.
Where is this duplex located?
The property is located at 4112 Swiss Avenue Dallas, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 3,260‑square‑foot duplex property with multiple structures; Built‑out flex studio with extensive cabinetry; Detached two‑story building with separate entrance and upper‑level access
