M1 Zoned Warehouse
For Sale
$1,775,000
220 N SAINT VRAIN Street, El Paso, TX 79901
COMMERCIAL - El Paso, TX
Property Size29,952 SF
Lot Size0.68 Acres
Price / SF$59.26
Days on Market45
Property Features for 220 N SAINT VRAIN Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M1
Fireplace
1
Standard status
Active
APN
C05099922709600
Lot size
0.68 Acres
Taxes and HOA fees
Tax Description
227 CAMPBELL N 104.94 FT OF 11 TO 13 & 18 TO 20 W 25 1/2 FT OF 17 IN BLK 226 ST BTW & STRIP ON N (29522.38 SQ FT) 8
Legal Description
227 CAMPBELL N 104.94 FT OF 11 TO 13 & 18 TO 20 W 25 1/2 FT OF 17 IN BLK 226 ST BTW & STRIP ON N (29522.38 SQ FT) 8
Building Details
Floors in Building
1
Listing Agency:
St. Rogers Realty
(915) 224-0093
Listed By:
Rafael Terrazas · License #0655688
(915) 222-6666
Added: Jul 21
Changed: Aug 4
Last Checked: Sep 3 at 12:06PM
MLS# 948033
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 commercial warehouse offers approximately 29,952 square feet and is zoned M-1. The space is positioned for a variety of commercial and light industrial uses, including manufacturing, warehousing, distribution, workshop space, retail, or inventory storage.
Located in the center of downtown El Paso, the property is described as minutes from I-10, supporting day-to-day access for employees, customers, and deliveries. The surrounding area includes a mix of amenities such as hotels, restaurants, banks, hospitals, gas stations, and Southwest University Park.
With M-1 zoning and a broad set of compatible use cases, the building is suited to businesses looking for an adaptable industrial warehouse environment within the downtown core.
Located in the center of downtown El Paso, the property is described as minutes from I-10, supporting day-to-day access for employees, customers, and deliveries. The surrounding area includes a mix of amenities such as hotels, restaurants, banks, hospitals, gas stations, and Southwest University Park.
With M-1 zoning and a broad set of compatible use cases, the building is suited to businesses looking for an adaptable industrial warehouse environment within the downtown core.
Key Highlights
- Versatile commercial warehouse with approximately 29,952 SF
- M‑1 zoning for a variety of commercial and light industrial uses
- Flexible use options include manufacturing, warehousing, distribution, workshop space, retail, and inventory storage
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
$142,497
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
8.03%
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%
$2,849,940
$2.8M
Cap Rate 7%
$2,035,671
$2.0M
Cap Rate 9%
$1,583,300
$1.6M
Market Conditions
NOI Build-Up for 29,952 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
$226.4K $7.56/SF
− Vacancy
−$22.9K −$0.76/SF
EGI
$203.6K $6.80/SF
− OpEx
−$61.1K −$2.04/SF
NOI
$142.5K $4.76/SF
Area
El Paso, TX
Vacancy
10.10%
Lease Rate
$7.56 /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%
$2,849,940
Cap Rate 7%
$2,035,671
Cap Rate 9%
$1,583,300
Alternative Uses
Best Use
Warehouse
$2.47M
$2.16M – $2.88M
NOI $173,032 @ 7.0% cap · market cap 9.75%
Second Best
Industrial
$2.04M
$1.78M – $2.37M
NOI $142,497 @ 7.0% cap · market cap 8.03%
Theoretical Best
Office A
$7.51M
$6.57M – $8.77M
NOI $525,998 @ 7.0% cap · market cap 29.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,988
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 79901, TX
10,027
Population
4,571
Households
2.2
Avg Household Size
40
Median Age
7%
College-Educated
46%
High-School Grad
2.2 sq mi
ZIP Area
4,558
Density / Sq Mi
$13,984
Median Household Income
$19,026
Median Earnings
$517
Median Rent
$93,100
Median Home Value
Market
Vacancy Rate% for Industrial in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Versatile warehouse with M-1 zoning, about 29,952 SF, offering flexible space for light industrial and storage uses.
Where is this warehouse located?
The property is located at 220 N SAINT VRAIN Street El Paso, TX.
What is the asking price?
The asking price for this property is $1,775,000.
What are key features of this property?
This property features: Versatile commercial warehouse with approximately 29,952 SF; M‑1 zoning for a variety of commercial and light industrial uses; Flexible use options include manufacturing, warehousing, distribution, workshop space, retail, and inventory storage
