Renovated 6-Unit Apartment
For Sale
$1,250,000
4811 Live Oak Street, Dallas, TX 75204
Fully updated multifamily asset with open layouts, modern kitchens, and washer-dryer combinations in every residence.
Property Size4,268 SF
Price / SF$292.88
Days on Market220
Property Features for 4811 Live Oak Street
General Information
Standard status
Active
Size
4,268 SF
Total Parking Spaces
8
Property subtype
Multi-Family / Apartment/5Plex+
Occupancy
100%
Additional Details
Multifamily Units
6
Amenities
stainless steel appliances
solid wood cabinetry
double-pane windows
engineered wood flooring
in-unit washer/dryer
quartz countertops
subway tile
hexagon tile
recessed lighting
chandeliers
ENERGY STAR appliances
walk-in closets
faux wood blinds
built-in storage buffets
open floor plans
eat-in kitchens
Central Air
Central
No
Ceramic Tile, Combination, Luxury Vinyl Plank
Dishwasher, Dryer, Electric Cooktop, Electric Oven, Electric Range, Gas Water Heater, Microwave, Refrigerator, Washer
Window Coverings
Cable TV Available, Decorative Lighting, Flat Screen Wiring, Granite Counters, High Speed Internet Available, Walk-In Closet(s)
Composition
Two
Metal
2
Pillar/Post/Pier
Public Records
6
Brick
Awning(s)
Building Details
Year Built
1963
Year Renovated
2021
Buildings
1
Listing Agency:
Navigate Management Co. LLC
(972) 256-8998
Listed By:
Judy Andujar · License #0695726
(972) 256-8998
Source:
Compass
Added: Jan 23
Changed: Aug 30
Last Checked: Aug 30 at 3:24PM
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 Navigate Management Co. LLC
Investment Insights
Based on property information with market context.
This 6-unit apartment property contains 4,268 square feet and was originally built in 1963 before a comprehensive interior renovation in 2021. The residences feature open-plan layouts, eat-in kitchens, engineered wood flooring, updated cabinetry, quartz countertops, stainless steel and ENERGY STAR appliances, double-pane windows, recessed lighting, and contemporary bathroom finishes. Walk-in closets, built-in storage buffets, and in-unit washer-dryer combinations add practical functionality. Central air is provided throughout, and the property is 100% occupied.
Located at 4811 Live Oak Street in Dallas, the property offers access to neighborhood dining and retail, with connectivity to Lower Greenville, Uptown, Deep Ellum, and Downtown Dallas. Baylor University Medical Center is approximately one mile away. The surrounding area includes ongoing new-build activity and proximity to major employment and redevelopment corridors.
Located at 4811 Live Oak Street in Dallas, the property offers access to neighborhood dining and retail, with connectivity to Lower Greenville, Uptown, Deep Ellum, and Downtown Dallas. Baylor University Medical Center is approximately one mile away. The surrounding area includes ongoing new-build activity and proximity to major employment and redevelopment corridors.
Key Highlights
- 6‑unit apartment property totaling 4,268 square feet
- Interior renovation completed in 2021 after the building was taken back to framing
- 100% occupied with updated residences and in‑unit washer‑dryer combinations
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
$64,899
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
5.19%
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%
$1,297,980
$1.3M
Cap Rate 7%
$927,129
$927.1K
Cap Rate 9%
$721,100
$721.1K
Market Conditions
NOI Build-Up for 4,268 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
$132.1K $30.96/SF
− Vacancy
−$14.1K −$3.31/SF
EGI
$118.0K $27.65/SF
− OpEx
−$53.1K −$12.44/SF
NOI
$64.9K $15.21/SF
Area
Dallas, TX
Vacancy
10.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
45.00%
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%
$1,297,980
Cap Rate 7%
$927,129
Cap Rate 9%
$721,100
Alternative Uses
Best Use
Apartment 5plus
$927.1K
$811.2K – $1.08M
NOI $64,899 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.12M
$4.48M – $5.97M
NOI $358,487 @ 7.0% cap · market cap 28.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,523
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully updated multifamily asset with open layouts, modern kitchens, and washer-dryer combinations in every residence.
Where is this apartment building located?
The property is located at 4811 Live Oak Street Dallas, TX.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 6‑unit apartment property totaling 4,268 square feet; Interior renovation completed in 2021 after the building was taken back to framing; 100% occupied with updated residences and in‑unit washer‑dryer combinations
