Office Building with
For Sale
$950,000
2417 Yandell Drive, El Paso, TX 79903
COMMERCIAL - El Paso, TX
Property Size7,400 SF
Lot Size0.21 Acres
Price / SF$128.38
Days on Market625
Property Features for 2417 Yandell Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C4
Parking features
On Street
Fireplace
1
Subdivision
Bassett
Standard status
Active
APN
B20299908906100 V2
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
89 BASSETT 25 TO 27
Tax Annual Amount
12066
Legal Description
89 BASSETT 25 TO 27
Utilities
Sewer type
Public Sewer
Heating system
Central
Building Details
Floors in Building
1
Listing Agency:
Cap Rate Real Estate Group
(915) 443-8859
Listed By:
Anibal Olague · License #0653430
(915) 443-8859
Added: Dec 9, 2024
Changed: Aug 13
Last Checked: Aug 26 at 6:06PM
MLS# 913378
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 professional office property contains approximately 7,400 SF with two office suites and a 1,258 SF warehouse. The building is served by central heating, public sewer, and on-street parking, with C4 zoning supporting its commercial classification. A public-entity tenant occupies the warehouse under lease through 2030. The agreement includes two 5-year renewal options, 5% rent escalations at each extension, and provisions assigning utilities, interior maintenance, and property tax increases above the base year to the tenant.
The property is located at 2417 Yandell Drive in El Paso, near Downtown, I-10, the port of entry, and other major thoroughfares. Its 0.21-acre site provides a compact office-and-warehouse configuration in a central, accessible setting.
The property is located at 2417 Yandell Drive in El Paso, near Downtown, I-10, the port of entry, and other major thoroughfares. Its 0.21-acre site provides a compact office-and-warehouse configuration in a central, accessible setting.
Key Highlights
- Approximately 7,400 SF professional office building
- Two office suites plus a 1,258 SF warehouse
- Warehouse lease extends through 2030
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
$42,750
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
4.50%
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%
$855,000
$855.0K
Cap Rate 7%
$610,714
$610.7K
Cap Rate 9%
$475,000
$475.0K
Market Conditions
NOI Build-Up for 7,400 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
$55.9K $7.56/SF
− Vacancy
−$5.7K −$0.76/SF
EGI
$50.3K $6.80/SF
− OpEx
−$7.5K −$1.02/SF
NOI
$42.7K $5.78/SF
Area
El Paso, TX
Vacancy
10.10%
Lease Rate
$7.56 /SF/Yr
Expense Ratio
15.00%
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%
$855,000
Cap Rate 7%
$610,714
Cap Rate 9%
$475,000
Alternative Uses
Best Use
Office B
$1.34M
$1.17M – $1.56M
NOI $93,672 @ 7.0% cap · market cap 9.86%
Second Best
Warehouse
$610.7K
$534.4K – $712.5K
NOI $42,750 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$1.86M
$1.62M – $2.17M
NOI $129,954 @ 7.0% cap · market cap 13.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,070
Businesses Nearby
Explore this area
Business Placement
Demographics for 79903, TX
16,425
Population
6,708
Households
2.4
Avg Household Size
44
Median Age
16%
College-Educated
74%
High-School Grad
3.0 sq mi
ZIP Area
5,475
Density / Sq Mi
$38,294
Median Household Income
$24,288
Median Earnings
$883
Median Rent
$118,300
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two office suites accompany a warehouse component leased through 2030.
Where is this office building located?
The property is located at 2417 Yandell Drive El Paso, TX.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Approximately 7,400 SF professional office building; Two office suites plus a 1,258 SF warehouse; Warehouse lease extends through 2030
