Duplex with Two-Car
For Sale
$549,000
9520 Ash Creek Drive, Dallas, TX 75228
Occupied two-unit property with flexible layouts, central air, and access to nearby shopping, dining, and recreation.
Property Size2,604 SF
Price / SF$210.83
Days on Market175
Property Features for 9520 Ash Creek Drive
General Information
Standard status
Active
Size
2,604 SF
Total Parking Spaces
2
Property subtype
Residential / Single Family Residence
Occupancy
100%
Units
Unit Mix
1 x 2BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
expansive backyard
Living Room, 1, .00, .00, 0 x 0
Bedroom-Primary, 1, .00, .00, 0 x 0
Central Air
Central
No
Laminate
Dishwasher, Disposal
2604.0
Living Room-1-1, Bedroom-Primary-1-1, Master Bedroom-1-1
Eat-in Kitchen, Open Floorplan
2
Composition, Shingle
One
Wood
Living Room, Bedroom-Primary, Master Bedroom
1
Pillar/Post/Pier
Brick
Building Details
Year Built
1954
Buildings
1
Tenancy
Multi
Listing Agency:
Dave Perry Miller Real Estate
Listed By:
Rhoni Golden · License #0730261
(214) 552-5555
Source:
Compass
Added: Mar 13
Changed: Sep 2
Last Checked: Sep 2 at 11:36PM
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 Dave Perry Miller Real Estate
Investment Insights
Based on property information with market context.
This 2,604-square-foot duplex, built in 1954, includes two separate residences with complementary layouts. One unit has 2 bedrooms and 2 bathrooms; the other contains 2 bedrooms and 1 bathroom. Both homes feature central air, laminate flooring, an eat-in kitchen, an open floor plan, and dishwasher and disposal appliances. A two-car garage and expansive backyard add useful outdoor and storage space.
The property is located at 9520 Ash Creek Drive in Dallas, with both units occupied by long-term renters. The Dallas Arboretum & Botanical Garden and Casa Linda Plaza are situated just minutes away, providing nearby access to outdoor recreation, shopping, and dining.
The duplex offers a straightforward income-property configuration with a balanced bedroom mix and established occupancy across both residences.
The property is located at 9520 Ash Creek Drive in Dallas, with both units occupied by long-term renters. The Dallas Arboretum & Botanical Garden and Casa Linda Plaza are situated just minutes away, providing nearby access to outdoor recreation, shopping, and dining.
The duplex offers a straightforward income-property configuration with a balanced bedroom mix and established occupancy across both residences.
Key Highlights
- 2,604‑square‑foot duplex built in 1954
- Two units: one with 2 bedrooms and 2 bathrooms, the other with 2 bedrooms and 1 bathroom
- Both units occupied by long‑term renters
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
$45,787
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
8.34%
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%
$915,740
$915.7K
Cap Rate 7%
$654,100
$654.1K
Cap Rate 9%
$508,744
$508.7K
Market Conditions
NOI Build-Up for 2,604 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
$72.8K $27.96/SF
− Vacancy
−$7.4K −$2.84/SF
EGI
$65.4K $25.12/SF
− OpEx
−$19.6K −$7.54/SF
NOI
$45.8K $17.58/SF
Area
ZIP 75228
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%
$915,740
Cap Rate 7%
$654,100
Cap Rate 9%
$508,744
Alternative Uses
Best Use
Multifamily LT 5
$654.1K
$572.3K – $763.1K
NOI $45,787 @ 7.0% cap · market cap 8.34%
Second Best
Apartment 5plus
$565.7K
$495.0K – $659.9K
NOI $39,596 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$2.85M
$2.49M – $3.33M
NOI $199,516 @ 7.0% cap · market cap 36.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 75228, TX
68,219
Population
27,329
Households
2.5
Avg Household Size
34
Median Age
21%
College-Educated
73%
High-School Grad
11.4 sq mi
ZIP Area
5,984
Density / Sq Mi
$59,617
Median Household Income
$36,862
Median Earnings
$1,196
Median Rent
$259,500
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?
Duplex - Occupied two-unit property with flexible layouts, central air, and access to nearby shopping, dining, and recreation.
Where is this duplex located?
The property is located at 9520 Ash Creek Drive Dallas, TX.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 2,604‑square‑foot duplex built in 1954; Two units: one with 2 bedrooms and 2 bathrooms, the other with 2 bedrooms and 1 bathroom; Both units occupied by long‑term renters
