New Duplex with Separate
For Sale
$494,950
12121 Sausan Drive, El Paso, TX 79934
Residential Income, El Paso, TX
Property Size3,434 SF
Lot Size0.18 Acres
Price / SF$144.13
Days on Market9
Property Features for 12121 Sausan Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R1
Appliances
Refrigerator, Microwave, Free-Standing Gas Oven, Exhaust Fan, Dishwasher
Subdivision
Desert Sage Estates
Elementary school
Desertaire
Middle school
Parkland
High school
Parkland
Elementary school district
Ysleta
Middle school district
Ysleta
High school district
Ysleta
Standard status
Active
APN
D47199900500900
Size
3,434 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
BLK 5 Desert Sage Estates lot19
Tax Annual Amount
991
Legal Description
BLK 5 Desert Sage Estates lot19
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Ceiling Fan(s)
Building Details
Year built
2026
Number of units
2
Building materials
Energy Star Certified, Stucco
Roof type
Shingle
Listing Agency:
El Paso Elite Realty
(915) 260-9050
Listed By:
Sam Jallad
(915) 474-8700
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 25 at 9:06AM
MLS# 951460
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 3,434-square-foot duplex is under construction with two separate units measuring 1,717 square feet each. The property is planned with separate utility services, four bedrooms, a loft, and 2.5 baths per unit, along with refrigerated air, forced-air heating, ceiling fans, and double-pane windows. Stucco construction, shingle roofing, and Energy Star certification are also specified. Each unit includes a refrigerator, microwave, free-standing gas oven, exhaust fan, and dishwasher. Public sewer service is provided, and the projected build year is 2026.
The property is in northeast El Paso with access to Dyer Street and Rail Road. The surrounding area includes duplexes, while Fort Bliss, shopping, dining, schools, and parks are identified nearby in the property information. R1 zoning supports the stated residential use.
The property is in northeast El Paso with access to Dyer Street and Rail Road. The surrounding area includes duplexes, while Fort Bliss, shopping, dining, schools, and parks are identified nearby in the property information. R1 zoning supports the stated residential use.
Key Highlights
- Two‑unit duplex totaling 3,434 square feet
- Each unit measures 1,717 square feet
- Separate utilities for each 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
$31,047
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
6.27%
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%
$620,940
$620.9K
Cap Rate 7%
$443,529
$443.5K
Cap Rate 9%
$344,967
$345.0K
Market Conditions
NOI Build-Up for 3,434 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
$46.6K $13.56/SF
− Vacancy
−$2.2K −$0.64/SF
EGI
$44.4K $12.92/SF
− OpEx
−$13.3K −$3.87/SF
NOI
$31.0K $9.04/SF
Area
El Paso, TX
Vacancy
4.75%
Lease Rate
$13.56 /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%
$620,940
Cap Rate 7%
$443,529
Cap Rate 9%
$344,967
Alternative Uses
Best Use
Multifamily LT 5
$443.5K
$388.1K – $517.5K
NOI $31,047 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$409.1K
$358.0K – $477.3K
NOI $28,636 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$861.5K
$753.8K – $1.01M
NOI $60,306 @ 7.0% cap · market cap 12.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
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Business Placement
Demographics for 79934, TX
29,386
Population
10,884
Households
2.7
Avg Household Size
30
Median Age
37%
College-Educated
93%
High-School Grad
59.1 sq mi
ZIP Area
497
Density / Sq Mi
$75,442
Median Household Income
$45,266
Median Earnings
$1,387
Median Rent
$197,300
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex featuring separate utilities, refrigerated air, double-pane windows, and included kitchen appliances.
Where is this duplex located?
The property is located at 12121 Sausan Drive El Paso, TX.
What is the asking price?
The asking price for this property is $494,950.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,434 square feet; Each unit measures 1,717 square feet; Separate utilities for each unit
