Four-Unit Quadplex with Separated
For Sale
$575,000
11625 JAMES WATT Drive, El Paso, TX 79936
Residential Income, El Paso, TX
Property Size2,972 SF
Lot Size0.23 Acres
Price / SF$193.47
Days on Market64
Property Features for 11625 JAMES WATT Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
R4
Parking
8
Appliances
Range Hood, Free-Standing Gas Oven, Disposal
Subdivision
Vista Del Sol
Elementary school
Tierra Del Sol
Middle school
Desertv
High school
Hanks
Elementary school district
Ysleta
Middle school district
Ysleta
High school district
Ysleta
Standard status
Active
APN
V89399927200400
Size
2,972 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
272 VISTA DEL SOL #57 REPLAT A LOT 4
Tax Annual Amount
10140
Legal Description
272 VISTA DEL SOL #57 REPLAT A LOT 4
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Building Details
Year built
1983
Number of units
4
Building materials
Brick
Roof type
Shingle
Listing Agency:
Camacho Real Estate
(915) 629-0017
Listed By:
Cynthia Vivar Onick · License #0487469
(915) 630-2400
Added: Jul 5
Changed: Sep 1
Last Checked: Sep 6 at 6:06AM
MLS# 947419
Copyright © 2026 Greater El Paso Association of Realtors. 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 2,972-square-foot quadplex contains four two-bedroom, one-bath units, offering a consistent residential layout across the building. The property was built in 1983 and features brick construction, refrigerated AC, central natural gas heating, and separate utilities for each residence. Flooring varies by unit, including hardwood, tile, and carpet. Appliances include a range hood, free-standing gas oven, and disposal.
The 0.23-acre property is located near I-10, movie theaters, and shopping centers in El Paso. Public sewer service is in place, and the roof is shingle. The R4 zoning designation supports its multifamily classification. Long-term tenants are in place, and the current configuration includes three occupied rental units alongside an owner-occupancy option.
The 0.23-acre property is located near I-10, movie theaters, and shopping centers in El Paso. Public sewer service is in place, and the roof is shingle. The R4 zoning designation supports its multifamily classification. Long-term tenants are in place, and the current configuration includes three occupied rental units alongside an owner-occupancy option.
Key Highlights
- Four‑unit property with four 2‑bed, 1‑bath residences
- 2,972 SF building on a 0.23‑acre lot
- R4 zoning with multifamily classification
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
$35,811
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
6.23%
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%
$716,220
$716.2K
Cap Rate 7%
$511,586
$511.6K
Cap Rate 9%
$397,900
$397.9K
Market Conditions
NOI Build-Up for 2,972 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
$53.5K $18.00/SF
− Vacancy
−$2.3K −$0.79/SF
EGI
$51.2K $17.21/SF
− OpEx
−$15.3K −$5.16/SF
NOI
$35.8K $12.05/SF
Area
ZIP 79936
Vacancy
4.37%
Lease Rate
$18.00 /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%
$716,220
Cap Rate 7%
$511,586
Cap Rate 9%
$397,900
Alternative Uses
Best Use
Multifamily LT 5
$511.6K
$447.6K – $596.9K
NOI $35,811 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$454.5K
$397.7K – $530.2K
NOI $31,812 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$628.8K
$550.2K – $733.6K
NOI $44,015 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,434
Businesses Nearby
Explore this area
Business Placement
Demographics for 79936, TX
105,150
Population
36,825
Households
2.9
Avg Household Size
37
Median Age
28%
College-Educated
86%
High-School Grad
25.9 sq mi
ZIP Area
4,060
Density / Sq Mi
$64,958
Median Household Income
$32,862
Median Earnings
$1,214
Median Rent
$169,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - R4-zoned multifamily property with individually separated utilities and a mix of hardwood, tile, and carpet flooring.
Where is this quadplex located?
The property is located at 11625 JAMES WATT Drive El Paso, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four‑unit property with four 2‑bed, 1‑bath residences; 2,972 SF building on a 0.23‑acre lot; R4 zoning with multifamily classification
