Four-Unit
New
For Sale
$595,000
5004 E Side Ave, Dallas, TX 75214
Two-story residential property with in-unit washer and dryer connections plus off-street parking.
Property Size3,136 SF
Price / SF$189.73
Days on Market2
Property Features for 5004 E Side Ave
General Information
Standard status
Active
Size
3,136 SF
Property subtype
Multi-Family
Building Details
Year Built
1930
Listing Agency:
NB Elite Realty
Listed By:
Anthony Coleman · License #0646416
(844) 444-6237
Source:
Tonyaharbin
Added: Sep 10
Last Checked: Sep 11 at 11:47AM
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 NB Elite Realty
Investment Insights
Based on property information with market context.
Built in 1930, this two-story quadplex contains four residential units, each configured with two bedrooms and one bathroom. The 3,136-square-foot building sits on a 5,998-square-foot lot and includes living areas, kitchens, full bathrooms, and individual washer and dryer connections in every unit. Siding and a hip roof with composition shingles complete the exterior, while parking is provided at both the front and rear of the property.
Located at 5004 E Side Ave in Dallas, the property offers access to Downtown Dallas, Baylor University Medical Center, Lower Greenville, Deep Ellum, and White Rock Lake. Public transportation, major arterial roads, retail, and dining destinations are also nearby.
Located at 5004 E Side Ave in Dallas, the property offers access to Downtown Dallas, Baylor University Medical Center, Lower Greenville, Deep Ellum, and White Rock Lake. Public transportation, major arterial roads, retail, and dining destinations are also nearby.
Key Highlights
- Four 2‑bedroom, 1‑bathroom units
- 3,136‑square‑foot building on a 5,998‑square‑foot lot
- Built in 1930 with a two‑story layout
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
$47,686
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
8.01%
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%
$953,720
$953.7K
Cap Rate 7%
$681,229
$681.2K
Cap Rate 9%
$529,844
$529.8K
Market Conditions
NOI Build-Up for 3,136 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
$97.1K $30.96/SF
− Vacancy
−$10.4K −$3.31/SF
EGI
$86.7K $27.65/SF
− OpEx
−$39.0K −$12.44/SF
NOI
$47.7K $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%
$953,720
Cap Rate 7%
$681,229
Cap Rate 9%
$529,844
Alternative Uses
Best Use
Multifamily LT 5
$787.7K
$689.3K – $919.0K
NOI $55,142 @ 7.0% cap · market cap 9.27%
Second Best
Apartment 5plus
$681.2K
$596.1K – $794.8K
NOI $47,686 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$3.76M
$3.29M – $4.39M
NOI $263,406 @ 7.0% cap · market cap 44.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,021
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
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Quadplex - Two-story residential property with in-unit washer and dryer connections plus off-street parking.
Where is this quadplex located?
The property is located at 5004 E Side Ave Dallas, TX.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bathroom units; 3,136‑square‑foot building on a 5,998‑square‑foot lot; Built in 1930 with a two‑story layout
