Two-Unit Duplex with Attached
New
For Sale
$615,000
7803/7805 Lost Mirage Drive, Dallas, TX 75232
Both residences have two-story layouts with three bedrooms and attached garages.
Property Size3,420 SF
Days on Market2
Property Features for 7803/7805 Lost Mirage Drive
General Information
Standard status
Active
Size
3,420 SF
Total Parking Spaces
4
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Building Details
Building Size
3,420 SF
Year Built
2026
Stories
2
Listing Agency:
BSA Realty
Listed By:
Antonio Everette · License #0525846
(214) 376-7000
Source:
Nilesrealtygroup
Added: Sep 24
Last Checked: Sep 24 at 3:05PM
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 BSA Realty
Investment Insights
Based on property information with market context.
Built in 2026, this Dallas duplex contains two residences, each arranged across two stories with 3 bedrooms and 2.5 bathrooms. Attached 2-car garages serve the units. The property is newly constructed, with the building configured as a pair of separate homes.
The address is in Dallas County. The project is described as targeting the workforce housing market.
The address is in Dallas County. The project is described as targeting the workforce housing market.
Key Highlights
- Two‑unit duplex built in 2026
- Each residence has 3 bedrooms and 2.5 bathrooms
- Two‑story floorplans
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
$52,005
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
8.46%
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%
$1,040,100
$1.0M
Cap Rate 7%
$742,929
$742.9K
Cap Rate 9%
$577,833
$577.8K
Market Conditions
NOI Build-Up for 3,420 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
$105.9K $30.96/SF
− Vacancy
−$11.3K −$3.31/SF
EGI
$94.6K $27.65/SF
− OpEx
−$42.5K −$12.44/SF
NOI
$52.0K $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%
$1,040,100
Cap Rate 7%
$742,929
Cap Rate 9%
$577,833
Alternative Uses
Best Use
Multifamily LT 5
$859.1K
$751.7K – $1.00M
NOI $60,136 @ 7.0% cap · market cap 9.78%
Second Best
Apartment 5plus
$742.9K
$650.1K – $866.8K
NOI $52,005 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$4.10M
$3.59M – $4.79M
NOI $287,260 @ 7.0% cap · market cap 46.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
Demographics for 75232, TX
30,061
Population
11,421
Households
2.6
Avg Household Size
37
Median Age
21%
College-Educated
78%
High-School Grad
8.8 sq mi
ZIP Area
3,416
Density / Sq Mi
$57,315
Median Household Income
$32,367
Median Earnings
$1,265
Median Rent
$207,000
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?
Duplex - Both residences have two-story layouts with three bedrooms and attached garages.
Where is this duplex located?
The property is located at 7803/7805 Lost Mirage Drive Dallas, TX.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2026; Each residence has 3 bedrooms and 2.5 bathrooms; Two‑story floorplans
