Six-Unit Duplex
For Sale
$870,000
Pending
12879 BRET HARTE Drive, El Paso, TX 79928
MULTI_FAMILY - El Paso, TX
Property Size4,800 SF
Lot Size0.48 Acres
Days on Market90
Property Features for 12879 BRET HARTE Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R1
Appliances
Refrigerator, Free-Standing Gas Oven
Subdivision
Sparks
Elementary school
Mission Ridge
Middle school
Eastlake Middle School
High school
Eastlake
Elementary school district
Socorro
Middle school district
Socorro
High school district
Socorro
Standard status
Pending
APN
S56200202901100
Size
4,800 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
29 SPARKS #2 LOT 11
Tax Annual Amount
12812
Legal Description
29 SPARKS #2 LOT 11
Utilities
Heating system
Central
Amenities
private washer/dryer room
exterior storage
Building Details
Year built
2025
Number of units
6
Building materials
Stucco
Roof type
Shingle
Listing Agency:
Tru Realty Group
(915) 373-8217
Listed By:
Mariel Garcia · License #0663901
(915) 373-8217
Added: May 26
Changed: Aug 7
Last Checked: Aug 23 at 9:06AM
MLS# 944546
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 residential income property comprises 3 duplexes with 6 total units. Each unit includes 2 bedrooms, 2 bathrooms, approximately 800 sq ft, a private washer/dryer room, and exterior storage. The buildings provide 4,800 square feet across a 0.48-acre site, with stucco exteriors, shingle roofs, central heating, refrigerators, and free-standing gas ovens.
The property is fully occupied. Ownership covers water and trash, while tenants pay all other utilities. Located in El Paso, Texas, the property is identified under R1 zoning and is addressed at 12879 Bret Harte Drive.
The property is fully occupied. Ownership covers water and trash, while tenants pay all other utilities. Located in El Paso, Texas, the property is identified under R1 zoning and is addressed at 12879 Bret Harte Drive.
Key Highlights
- 3 duplexes with 6 total units
- Each unit offers 2 bedrooms, 2 bathrooms, and ~800 sq ft
- Private washer/dryer room and exterior storage 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
$43,013
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
4.94%
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%
$860,260
$860.3K
Cap Rate 7%
$614,471
$614.5K
Cap Rate 9%
$477,922
$477.9K
Market Conditions
NOI Build-Up for 4,800 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
$64.5K $13.44/SF
− Vacancy
−$3.1K −$0.64/SF
EGI
$61.4K $12.80/SF
− OpEx
−$18.4K −$3.84/SF
NOI
$43.0K $8.96/SF
Area
ZIP 79928
Vacancy
4.75%
Lease Rate
$13.44 /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%
$860,260
Cap Rate 7%
$614,471
Cap Rate 9%
$477,922
Alternative Uses
Best Use
Multifamily LT 5
$614.5K
$537.7K – $716.9K
NOI $43,013 @ 7.0% cap · market cap 4.94%
Second Best
Apartment 5plus
$567.5K
$496.6K – $662.1K
NOI $39,727 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$839.3K
$734.4K – $979.2K
NOI $58,752 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 79928, TX
78,971
Population
24,841
Households
3.2
Avg Household Size
29
Median Age
24%
College-Educated
85%
High-School Grad
209.9 sq mi
ZIP Area
376
Density / Sq Mi
$73,704
Median Household Income
$37,406
Median Earnings
$1,145
Median Rent
$188,600
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 - Six-unit residential property with private laundry rooms, exterior storage, and central heating.
Where is this duplex located?
The property is located at 12879 BRET HARTE Drive El Paso, TX.
What is the asking price?
The asking price for this property is $870,000.
What are key features of this property?
This property features: 3 duplexes with 6 total units; Each unit offers 2 bedrooms, 2 bathrooms, and ~800 sq ft; Private washer/dryer room and exterior storage for each unit
