New Construction Quadplex with Rooftop
For Sale
$1,910,000
5705 Live Oak Street, Dallas, TX 75206
ResidentialIncome, Dallas, TX
Property Size5,947 SF
Lot Size0.13 Acres
Price / SF$321.17
Days on Market77
Property Features for 5705 Live Oak Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
8
Bathrooms
12
Full bathrooms
8
Half bathrooms
4
Rooms
Bathroom 2, Bathroom 7, Bedroom 2, Bathroom 3, Bathroom 6, Bathroom 4, Bedroom 3, Bathroom 10, Bedroom 7, Bedroom 4, Bathroom 8, Bedroom 6, Bedroom 1, Bedroom 8, Bathroom 12, Bathroom 9, Bedroom 5, Bathroom 1, Bathroom 11, Bathroom 5
Parking
8
Parking features
Open, Driveway, Garage
Interior features
DecorativeDesignerLightingFixtures, HighSpeedInternet, KitchenIsland, Pantry, CableTv, WalkInClosets, WiredForSound
Exterior features
Lighting, PrivateYard, RainGutters
Fencing
Fenced
Fireplace
1
Appliances
SomeGasAppliances, Dishwasher, Disposal, GasRange, Microwave, PlumbedForGas
Subdivision
Munger C H Lindell St Dedication
Elementary school
Geneva Heights
Middle school
Long
High school
Woodrow Wilson
Elementary school district
Dallas ISD
Middle school district
Dallas ISD
High school district
Dallas ISD
Directions
From 75, go Southeast on Henderson and follow it as it turns into Munger. Take a left on Live Oak and the property will be on your left. Parking on Live Oak Street is not allowed but you can park around the corner on Hudson Street.
Standard status
Active
APN
00000182380000000
Size
5,947 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
MUNGER C H LINDELL ST DEDICATION SE PT 2-50X1
Tax Annual Amount
11227
Legal Description
MUNGER C H LINDELL ST DEDICATION SE PT 2-50X1
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
private rooftop terrace
private yard
Building Details
Year built
2026
Floors in Building
3
Number of units
4
Flooring type
Vinyl, Tile
Building materials
Brick
Listing Agency:
Keller Williams Rockwall · Keller Williams Realty
Listed By:
Jennifer Templeton · License #0550951
(972) 772-7000
Added: Jun 30
Changed: Sep 12
Last Checked: Sep 14 at 2:06AM
MLS# 21156401
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.
Investment Insights
Based on property information with market context.
Located at 5705 Live Oak Street in Dallas, this under-construction quadplex is planned as a four-unit condominium building with approximately 5,947 square feet. Each residence includes two bedrooms, two and a half bathrooms, an open-concept main living level, an attached two-car garage, a fenced ground-level private yard, and a 504 SF rooftop terrace. Brick construction, central air, natural-gas heating, private outdoor areas, and public water and sewer are included in the property profile.
The property is in East Dallas near Downtown, Lower Greenville, Lakewood, and the Swiss Avenue Historic District. Its unit configuration supports several ownership approaches identified for the project, including long-term rental, short-term rental, individual condominium sales, or a combination of strategies. The residences also feature kitchen islands, pantries, walk-in closets, decorative lighting, gas ranges, dishwashers, and disposals.
The property is in East Dallas near Downtown, Lower Greenville, Lakewood, and the Swiss Avenue Historic District. Its unit configuration supports several ownership approaches identified for the project, including long-term rental, short-term rental, individual condominium sales, or a combination of strategies. The residences also feature kitchen islands, pantries, walk-in closets, decorative lighting, gas ranges, dishwashers, and disposals.
Key Highlights
- Four‑unit condominium building with approximately 5,947 square feet
- Each unit is approximately 1,483 square feet with 2 bedrooms and 2.5 bathrooms
- Private 504 SF rooftop terrace and fenced ground‑level yard for every unit
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
$104,569
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
5.47%
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%
$2,091,380
$2.1M
Cap Rate 7%
$1,493,843
$1.5M
Cap Rate 9%
$1,161,878
$1.2M
Market Conditions
NOI Build-Up for 5,947 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
$166.3K $27.96/SF
− Vacancy
−$16.9K −$2.84/SF
EGI
$149.4K $25.12/SF
− OpEx
−$44.8K −$7.54/SF
NOI
$104.6K $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%
$2,091,380
Cap Rate 7%
$1,493,843
Cap Rate 9%
$1,161,878
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.31M – $1.74M
NOI $104,569 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$1.29M
$1.13M – $1.51M
NOI $90,430 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$7.14M
$6.24M – $8.33M
NOI $499,514 @ 7.0% cap · market cap 26.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,719
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
Check the figures for this property
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 - Four condominium units offer private yards, attached garages, and open-concept living levels.
Where is this quadplex located?
The property is located at 5705 Live Oak Street Dallas, TX.
What is the asking price?
The asking price for this property is $1,910,000.
What are key features of this property?
This property features: Four‑unit condominium building with approximately 5,947 square feet; Each unit is approximately 1,483 square feet with 2 bedrooms and 2.5 bathrooms; Private 504 SF rooftop terrace and fenced ground‑level yard for every unit
