Renovated 44-Unit Apartment
For Sale
$7,250,000
5103-5111 Live Oak St, Dallas, TX 75206
Comprehensive 2023 upgrades include mechanical, electrical, and plumbing systems.
Property Size37,420 SF
Price / SF$193.75
Days on Market34
Property Features for 5103-5111 Live Oak St
General Information
Standard status
Active
Size
37,420 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
44
Building Details
Year Built
1957
Year Renovated
2023
Listing Agency:
Perry Guest Company
Listed By:
Harris Arnhart · License #0636257
(214) 528-9250
Source:
Tonyaharbin
Added: Aug 1
Changed: Aug 29
Last Checked: Sep 1 at 9:29PM
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 Perry Guest Company
Investment Insights
Based on property information with market context.
Live Oak Manor is a 44-unit apartment community at 5103-5111 Live Oak St in Dallas, Texas. Originally built in 1957, the property received a comprehensive renovation in 2023 that addressed major mechanical, electrical, and plumbing systems.
The community is positioned near Lower Greenville and Henderson Avenue, with nearby dining, entertainment, and retail options. Its East Dallas setting also places residents near major employment centers and within a walkable area identified in the property information.
The community is positioned near Lower Greenville and Henderson Avenue, with nearby dining, entertainment, and retail options. Its East Dallas setting also places residents near major employment centers and within a walkable area identified in the property information.
Key Highlights
- 44‑unit apartment community
- Comprehensively renovated in 2023
- Major mechanical, electrical, and plumbing upgrades completed
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
$569,009
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
7.85%
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%
$11,380,180
$11.4M
Cap Rate 7%
$8,128,700
$8.1M
Cap Rate 9%
$6,322,322
$6.3M
Market Conditions
NOI Build-Up for 37,420 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
$1.16M $30.96/SF
− Vacancy
−$124.0K −$3.31/SF
EGI
$1.03M $27.65/SF
− OpEx
−$465.6K −$12.44/SF
NOI
$569.0K $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%
$11,380,180
Cap Rate 7%
$8,128,700
Cap Rate 9%
$6,322,322
Alternative Uses
Best Use
Apartment 5plus
$8.13M
$7.11M – $9.48M
NOI $569,009 @ 7.0% cap · market cap 7.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$44.90M
$39.29M – $52.38M
NOI $3,143,064 @ 7.0% cap · market cap 43.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
44
Residential units
Location Intelligence
Trade Area within ½ mile
1,484
Businesses Nearby
Explore this area
Business Placement
Demographics for 75206, TX
40,386
Population
25,844
Households
1.6
Avg Household Size
32
Median Age
77%
College-Educated
97%
High-School Grad
4.2 sq mi
ZIP Area
9,616
Density / Sq Mi
$88,464
Median Household Income
$69,953
Median Earnings
$1,715
Median Rent
$557,500
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 - Comprehensive 2023 upgrades include mechanical, electrical, and plumbing systems.
Where is this apartment building located?
The property is located at 5103-5111 Live Oak St Dallas, TX.
What is the asking price?
The asking price for this property is $7,250,000.
What are key features of this property?
This property features: 44‑unit apartment community; Comprehensively renovated in 2023; Major mechanical, electrical, and plumbing upgrades completed
