New Construction
For Sale
$1,910,000
5705 Live Oak St, Dallas, TX 75206
Four condominium residences combine private outdoor areas, attached garages, and flexible ownership options in an urban Dallas setting.
Property Size5,947 SF
Price / SF$321.17
Days on Market35
Property Features for 5705 Live Oak St
General Information
Standard status
Active
Size
5,947 SF
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/2.5BA
Multifamily Units
4
Parking per Unit
2
Amenities
rooftop terrace
fenced private yard
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Keller Williams Rockwall
Listed By:
Jennifer Templeton · License #0550951
(972) 772-7000
Source:
Tonyaharbin
Added: Aug 5
Changed: Sep 8
Last Checked: Sep 7 at 1:19PM
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 Keller Williams Rockwall
Investment Insights
Based on property information with market context.
This new-construction condominium quadplex contains four residential units, each approximately 1, 483 square feet with two bedrooms, two and a half bathrooms, and an attached two-car garage. The residences feature open-concept main living levels, private 504 SF rooftop terraces with skyline views, and individually fenced ground-level yards. The property has a total reported size of 5947 square feet.
Located at 5705 Live Oak St in East Dallas, the building is near Downtown, Lower Greenville, Lakewood, and the Swiss Avenue Historic District. The configuration supports long-term rental, short-term rental, individual condominium sales, or a combination of those approaches. Each residence offers a low-maintenance urban housing format with dedicated parking and multiple private outdoor areas.
Located at 5705 Live Oak St in East Dallas, the building is near Downtown, Lower Greenville, Lakewood, and the Swiss Avenue Historic District. The configuration supports long-term rental, short-term rental, individual condominium sales, or a combination of those approaches. Each residence offers a low-maintenance urban housing format with dedicated parking and multiple private outdoor areas.
Key Highlights
- Four‑unit condominium building with new construction
- Each unit is approximately 1, 483 square feet
- Two bedrooms, two and a half bathrooms, and attached two‑car garages per 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
Property Profile
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
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 - Four condominium residences combine private outdoor areas, attached garages, and flexible ownership options in an urban Dallas setting.
Where is this quadplex located?
The property is located at 5705 Live Oak St 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 new construction; Each unit is approximately 1, 483 square feet; Two bedrooms, two and a half bathrooms, and attached two‑car garages per unit
