Remodeled Quadruplex Income
For Sale
$860,000
4947 E Side Avenue, Dallas, TX 75214
A completely remodeled four-unit property with extensive 2024 system and interior upgrades throughout.
Property Size2,970 SF
Days on Market61
Property Features for 4947 E Side Avenue
General Information
Standard status
Active
Size
2,970 SF
Property subtype
Quadruplex
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,272
Building Details
Building Size
2,970 SF
Year Built
1912
Year Renovated
2024
Tenancy
Multi
Listing Agency:
Fathom Realty, LLC
Listed By:
Edison Cruz Flores · License #0833144
(888) 455-6040
Source:
Nilesrealtygroup
Added: Jul 10
Changed: Aug 31
Last Checked: Sep 8 at 12:44PM
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 Fathom Realty, LLC
Investment Insights
Based on property information with market context.
This fully remodeled quadruplex features four residential units with extensive improvements completed in 2024. Reported updates include a new HVAC system, foundation leveling and repairs, new siding, roof and decking, fresh interior and exterior paint, new flooring and drywall, upgraded electrical, new plumbing lines, new water heaters, updated kitchen cabinets, and new interior doors.
Located in the heart of Old East Dallas, the property presents a refreshed multifamily option for long-term rental income or for a value-add investor seeking a well-maintained asset with major systems reportedly updated.
The renovations cover key building systems and unit finishes, offering a turnkey profile with refreshed components designed to support continued operation.
Located in the heart of Old East Dallas, the property presents a refreshed multifamily option for long-term rental income or for a value-add investor seeking a well-maintained asset with major systems reportedly updated.
The renovations cover key building systems and unit finishes, offering a turnkey profile with refreshed components designed to support continued operation.
Key Highlights
- 4‑unit quadruplex built in 1912, thoroughly updated in 2024
- New HVAC system added in 2024
- Foundation was leveled and repaired in 2024
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
$52,223
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
6.07%
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%
$1,044,460
$1.0M
Cap Rate 7%
$746,043
$746.0K
Cap Rate 9%
$580,256
$580.3K
Market Conditions
NOI Build-Up for 2,970 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
$83.0K $27.96/SF
− Vacancy
−$8.4K −$2.84/SF
EGI
$74.6K $25.12/SF
− OpEx
−$22.4K −$7.54/SF
NOI
$52.2K $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%
$1,044,460
Cap Rate 7%
$746,043
Cap Rate 9%
$580,256
Alternative Uses
Best Use
Multifamily LT 5
$746.0K
$652.8K – $870.4K
NOI $52,223 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$645.2K
$564.5K – $752.7K
NOI $45,162 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$3.56M
$3.12M – $4.16M
NOI $249,463 @ 7.0% cap · market cap 29.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,106
Businesses Nearby
Explore this area
Business Placement
Demographics for 75214, TX
35,664
Population
17,474
Households
2
Avg Household Size
37
Median Age
71%
College-Educated
95%
High-School Grad
7.3 sq mi
ZIP Area
4,885
Density / Sq Mi
$128,917
Median Household Income
$81,149
Median Earnings
$1,536
Median Rent
$707,400
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?
Quadplex - A completely remodeled four-unit property with extensive 2024 system and interior upgrades throughout.
Where is this quadplex located?
The property is located at 4947 E Side Avenue Dallas, TX.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: 4‑unit quadruplex built in 1912, thoroughly updated in 2024; New HVAC system added in 2024; Foundation was leveled and repaired in 2024
