C1-Zoned Retail Shopping
For Sale
$1,999,995
3019 N Yarbrough Drive, El Paso, TX 79925
Commercial Sale, El Paso, TX
Property Size11,536 SF
Lot Size1.33 Acres
Price / SF$173.37
Days on Market354
Property Features for 3019 N Yarbrough Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Fireplace
1
Standard status
Active
APN
181345
Lot size
1.33 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Building Details
Floors in Building
1
Building materials
Stucco
Listing Agency:
Diligent Real Estate Group
(915) 346-2828
Listed By:
Arturo Blanchet
(806) 438-1761
Added: Sep 22, 2025
Changed: Sep 6
Last Checked: Sep 10 at 10:06AM
MLS# 930713
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 retail shopping center contains 11.536 SF of leasable space arranged across 9 units on a 1.33-acre site. The property is zoned C1 and features stucco construction, central heating, a fireplace, public sewer service, flexible layouts, and ample parking. The configuration supports a range of retail and service-oriented commercial uses, including medical or dental offices, restaurants, fitness or wellness studios, professional offices, and other retail businesses.
The center is located at 3019 N Yarbrough Drive in El Paso, along a commercial corridor surrounded by retail, residential, and multifamily development. Nearby neighborhoods, schools, and shopping contribute to the site's surrounding activity and convenient access. The property also includes lease space availability for occupants seeking space within the center.
The center is located at 3019 N Yarbrough Drive in El Paso, along a commercial corridor surrounded by retail, residential, and multifamily development. Nearby neighborhoods, schools, and shopping contribute to the site's surrounding activity and convenient access. The property also includes lease space availability for occupants seeking space within the center.
Key Highlights
- 11.536 SF of leasable space across 9 units
- 1.33‑acre retail center on N Yarbrough Drive
- C1 zoning supports light retail uses
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
$130,818
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
6.54%
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%
$2,616,360
$2.6M
Cap Rate 7%
$1,868,829
$1.9M
Cap Rate 9%
$1,453,533
$1.5M
Market Conditions
NOI Build-Up for 11,536 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
$207.6K $18.00/SF
− Vacancy
−$20.8K −$1.80/SF
EGI
$186.9K $16.20/SF
− OpEx
−$56.1K −$4.86/SF
NOI
$130.8K $11.34/SF
Area
El Paso, TX
Vacancy
10.00%
Lease Rate
$18.00 /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%
$2,616,360
Cap Rate 7%
$1,868,829
Cap Rate 9%
$1,453,533
Alternative Uses
Best Use
Retail
$1.87M
$1.64M – $2.18M
NOI $130,818 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.89M
$2.53M – $3.38M
NOI $202,588 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
8k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valero Energy
Shops & Services
5,127 visits/mo
0.1 miles
7-Eleven
Shops & Services
3,226 visits/mo
0.3 miles
Demographics for 79925, TX
38,422
Population
16,272
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
85%
High-School Grad
17.5 sq mi
ZIP Area
2,196
Density / Sq Mi
$57,735
Median Household Income
$34,167
Median Earnings
$1,039
Median Rent
$176,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - C1-zoned retail center with flexible layouts, on-site parking, and access to surrounding residential and commercial areas.
Where is this shopping center located?
The property is located at 3019 N Yarbrough Drive El Paso, TX.
What is the asking price?
The asking price for this property is $1,999,995.
What are key features of this property?
This property features: 11.536 SF of leasable space across 9 units; 1.33‑acre retail center on N Yarbrough Drive; C1 zoning supports light retail uses
