Duplex with Refrigerated
For Sale
$259,900
13025 Grand River Drive, El Paso, TX 79928
Residential Income, El Paso, TX
Property Size1,584 SF
Lot Size0.15 Acres
Price / SF$164.08
Days on Market9
Property Features for 13025 Grand River Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3
Parking features
Assigned
Appliances
Refrigerator, Gas Cooktop
Subdivision
Sparks
Elementary school
Dr Sue Shook
Middle school
Col John O Ensor
High school
Eastlake
Elementary school district
Socorro
Middle school district
Socorro
High school district
Socorro
Standard status
Active
APN
S56200304800500
Size
1,584 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
48 SPARKS #3 LOT 5
Tax Annual Amount
3372
Legal Description
48 SPARKS #3 LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Central
Building Details
Year built
2005
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Wood Siding
Roof type
Shingle
Listing Agency:
ClearView Realty
(915) 855-1110
Listed By:
Paul Barroso
(915) 588-4721
Added: Sep 14
Changed: Sep 15
Last Checked: Sep 22 at 2:06AM
MLS# 951180
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 2005 duplex contains 1584 square feet on a 0.15-acre lot, with two separate residences offering two bedrooms and one bath each. Refrigerated air units are under 5 years old, and the property includes ceramic tile flooring, refrigerators, gas cooktops, wood siding, and a shingle roof.
The property is served by public sewer and has assigned parking. Located in El Paso, the duplex is zoned R3 and provides a two-unit residential configuration with established physical improvements.
The property is served by public sewer and has assigned parking. Located in El Paso, the duplex is zoned R3 and provides a two-unit residential configuration with established physical improvements.
Key Highlights
- Two residences, each with 2 bedrooms and 1 bath
- 1584 square feet on a 0.15‑acre lot
- Refrigerated air units under 5 years old
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
$14,194
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
5.46%
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%
$283,880
$283.9K
Cap Rate 7%
$202,771
$202.8K
Cap Rate 9%
$157,711
$157.7K
Market Conditions
NOI Build-Up for 1,584 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
$21.3K $13.44/SF
− Vacancy
−$1.0K −$0.64/SF
EGI
$20.3K $12.80/SF
− OpEx
−$6.1K −$3.84/SF
NOI
$14.2K $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%
$283,880
Cap Rate 7%
$202,771
Cap Rate 9%
$157,711
Alternative Uses
Best Use
Multifamily LT 5
$202.8K
$177.4K – $236.6K
NOI $14,194 @ 7.0% cap · market cap 5.46%
Second Best
Apartment 5plus
$187.3K
$163.9K – $218.5K
NOI $13,110 @ 7.0% cap · market cap 5.04%
Theoretical Best
Office A
$277.0K
$242.4K – $323.1K
NOI $19,388 @ 7.0% cap · market cap 7.46%
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
148
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
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Both residences include two bedrooms, one bath, and ceramic tile flooring.
Where is this duplex located?
The property is located at 13025 Grand River Drive El Paso, TX.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 1 bath; 1584 square feet on a 0.15‑acre lot; Refrigerated air units under 5 years old
