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    Two-Story Flex Office Building Title is generated by Realmo AI

    446 S Tyler Street, Dallas, TX 75208

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    For Lease
    $13,500 /Mo

    COMMERCIAL - Dallas, TX

    Lot size:
    0.22 Acres
    Added:
    Feb 19, 2026
    Days on Market:
    105
    Last Refresh:
    Jun 4 at 11:06 pm

    Property Features for 446 S Tyler Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Property condition
    Under Construction
    Parking features
    Gated
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    00000258823000000
    Lot size
    0.22 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2025
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Concrete, Tile, Engineered
    Building materials
    Brick, StoneVeneer
    Roof type
    Composition, Shingle

    We can help!

    Listing Contact
    Ethan McKean

    Listing agent Ethan McKean License #0744022

    Listing office Paragon, REALTORS Dallas, TX

    Listing date Feb 19, 2026

    MLS# 21166879

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Brand new two‑story commercial building under construction (Year built: 2025) with modern design
    • Two separate entrances allow the space to be used as one occupant or leased as two independent spaces
    • Gated parking on‑site for added security and convenience
    • Accessible approach with ramp and two‑story layout designed for flexible use
    • Central heating and central air; flooring includes concrete, tile, and engineered materials
    • Utilities: public water and public sewer; roof is composition/shingle; construction includes brick and stone veneer

    Overview

    A brand-new, two-story commercial building designed with a modern, flexible layout in mind. The property is set up to support either a single occupant or two separate users, thanks to two independent entrances. This configuration makes it well-suited for businesses that want privacy and separate access, while still offering a cohesive building presence. Gated parking adds convenience and added security for occupants and visitors.

    Located in Dallas, Texas (75208), the building offers practical accessibility for daily operations and client visits. With two entrances, the property can be managed as one cohesive space or leased as independent areas, which can simplify scheduling and entry for different tenants or functions. The gated parking arrangement further supports a controlled arrival experience.

    For tenants seeking a professional office environment with flexibility, the building’s layout and dual-access design can accommodate changing needs over time. It may also be attractive for operators looking for a live-and-work environment, where separate entry can help maintain a clear boundary between business and personal use. Additionally, owners or investors can consider the potential value of leasing the property as one unit or splitting it into two independent spaces, depending on market demand.
    Property Profile Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Oak Cliff Burrito Company — 337 W Jefferson Blvd, Dallas, TX 75208

    Location Insight

    • Map
    • Local Demand
    City
    Dallas
    County
    Collin
    State
    Texas
    Longitude
    -96.837536
    Latitude
    32.741853

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    FAQs

    What type of property is this?
    Flex space - Brand-new two-story building with dual entrances and gated parking, suited for office use or a live-work setup.
    Where is this flex space located?
    The property is located at 446 S Tyler Street Dallas, TX.
    What is the lease rate?
    The lease rate is $13,500 /Mo.
    What are key features of this property?
    This property features: Brand new two‑story commercial building under construction (Year built: 2025) with modern design; Two separate entrances allow the space to be used as one occupant or leased as two independent spaces; Gated parking on‑site for added security and convenience
    (214) 515-9888
    We can help!
    Listing Contact
    Ethan McKean
    Real Estate License ID: 0744022
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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