Renovated Duplex with
For Sale
$499,000
810 W 10th Street, Dallas, TX 75208
ResidentialIncome, Dallas, TX
Property Size1,974 SF
Lot Size0.15 Acres
Price / SF$252.79
Days on Market79
Property Features for 810 W 10th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 3
Parking
4
Parking features
Driveway
Interior features
HighSpeedInternet
Appliances
Dishwasher, ElectricRange, Disposal, Refrigerator, VentedExhaustFan
Subdivision
George J Bryans
Elementary school
Esperanza Medrano
Middle school
Greiner
High school
Sunset
Elementary school district
Dallas ISD
Middle school district
Dallas ISD
High school district
Dallas ISD
Directions
Use GPS for best directions
Standard status
Active
APN
00000258961000000
Size
1,974 SF
Lot size
0.15 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1930
Floors in Building
1
Number of units
2
Flooring type
Laminate
Building materials
Frame
Roof type
Composition
Listing Agency:
DHS Realty
(972) 979-8413
Listed By:
Bryan Lynch · License #0833297
(469) 237-6598
Added: Jul 17
Changed: Oct 2
Last Checked: Oct 3 at 2:06AM
MLS# 21326153
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.
This duplex includes 1,974 square feet across two updated units on a 0.1495-acre lot. Improvements include laminate flooring, quartz countertops, shaker-style cabinetry, stainless steel appliances, updated lighting, and remodeled kitchens and bathrooms. Central heating and cooling serve both units, while public water and public sewer support the property. Unit 810 is occupied under an existing lease, and Unit 808 is vacant for occupancy or leasing. The property was built in 1930 and includes an attached carport, driveway parking, a fenced rear parking area with approximately six additional spaces, and a low-maintenance rock yard.
The property is located at 810 W 10th Street in Dallas, within North Oak Cliff. Bishop Arts, Downtown Dallas, and major highways are described as minutes away. Additional features include high-speed internet, refrigerators, dishwashers, electric ranges, disposals, and vented exhaust fans.
The property is located at 810 W 10th Street in Dallas, within North Oak Cliff. Bishop Arts, Downtown Dallas, and major highways are described as minutes away. Additional features include high-speed internet, refrigerators, dishwashers, electric ranges, disposals, and vented exhaust fans.
Key Highlights
- Two‑unit property with 1,974 square feet of building area
- Unit 810 has an existing lease; Unit 808 is vacant
- Quartz countertops, shaker‑style cabinetry, and stainless steel appliances
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
$34,710
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
6.96%
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%
$694,200
$694.2K
Cap Rate 7%
$495,857
$495.9K
Cap Rate 9%
$385,667
$385.7K
Market Conditions
NOI Build-Up for 1,974 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
$55.2K $27.96/SF
− Vacancy
−$5.6K −$2.84/SF
EGI
$49.6K $25.12/SF
− OpEx
−$14.9K −$7.54/SF
NOI
$34.7K $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%
$694,200
Cap Rate 7%
$495,857
Cap Rate 9%
$385,667
Alternative Uses
Best Use
Multifamily LT 5
$495.9K
$433.9K – $578.5K
NOI $34,710 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$428.8K
$375.2K – $500.3K
NOI $30,017 @ 7.0% cap · market cap 6.02%
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,805 @ 7.0% cap · market cap 33.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,057
Businesses Nearby
Explore this area
Business Placement
Demographics for 75208, TX
29,446
Population
13,655
Households
2.2
Avg Household Size
36
Median Age
41%
College-Educated
76%
High-School Grad
6.1 sq mi
ZIP Area
4,827
Density / Sq Mi
$76,502
Median Household Income
$48,460
Median Earnings
$1,589
Median Rent
$415,200
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated units offer flexible occupancy, modern finishes, and off-street parking in Dallas’s North Oak Cliff area.
Where is this duplex located?
The property is located at 810 W 10th Street Dallas, TX.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two‑unit property with 1,974 square feet of building area; Unit 810 has an existing lease; Unit 808 is vacant; Quartz countertops, shaker‑style cabinetry, and stainless steel appliances
