Duplex with Modern
For Sale
$250,000
Pending
401 Cinecue Way, El Paso, TX 79907
Residential, El Paso, TX
Property Size2,340 SF
Lot Size0.32 Acres
Days on Market216
Property Features for 401 Cinecue Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RF
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 2, Laundry Room, Bedroom 4, Bedroom 2, Bathroom 3
Window features
Double Pane Windows
Interior features
Ceiling Fan(s), Pantry, Walk-In Closet(s)
Exterior features
Back Yard Access
Appliances
Water Heater
Subdivision
Cinecue Park
Lot features
Corner Lot
Elementary school
Pasodale
Middle school
Ysleta
High school
Ysleta
Elementary school district
Ysleta
Middle school district
Ysleta
High school district
Ysleta
Special listing conditions
Probate Listing
Standard status
Pending
APN
C57299900101120
Size
2,340 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CINECUE PARK S 0.317 ACRES OF 93 & TRIA (388 SQ FT) IN NELY PT OF 92 (13809 SQ FT)
Tax Annual Amount
8773
Legal Description
CINECUE PARK S 0.317 ACRES OF 93 & TRIA (388 SQ FT) IN NELY PT OF 92 (13809 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Central
Building Details
Year built
2024
Floors in Building
1
Flooring type
Tile
Building materials
Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
The WAR Team
(915) 255-2577
Listed By:
Aileen Soto
(915) 328-9474
Added: Feb 1
Changed: Sep 4
Last Checked: Sep 5 at 9:06AM
MLS# 937489
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 duplex at 401 Cinecue Way, El Paso, Texas 79907, contains 2,340 square feet across two residences on a 0.32-acre lot. The front unit includes 4 bedrooms, 2 full bathrooms, and 1,808 square feet with an open-concept layout. Positioned behind it, the second unit provides 1 bedroom, 1 bathroom, and 531 square feet. Both residences feature granite countertops in the kitchens and bathrooms, tile flooring, and refrigerated air. Additional interior features include ceiling fans, pantries, and walk-in closets, while the property also offers back-yard access, stucco construction, a shingle roof, central heating, and public sewer service.
The property is approximately 2 minutes from the Border Highway and 6 minutes from I-10, providing access across the El Paso area. Zoned RF, the duplex was built in 2024 and offers two distinct living spaces within a single property.
The property is approximately 2 minutes from the Border Highway and 6 minutes from I-10, providing access across the El Paso area. Zoned RF, the duplex was built in 2024 and offers two distinct living spaces within a single property.
Key Highlights
- Two residences totaling 2,340 square feet
- Front unit: 4 bedrooms, 2 full bathrooms, and 1,808 sq ft
- Rear unit: 1 bedroom, 1 bathroom, and 531 sq ft
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
$21,156
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
8.46%
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%
$423,120
$423.1K
Cap Rate 7%
$302,229
$302.2K
Cap Rate 9%
$235,067
$235.1K
Market Conditions
NOI Build-Up for 2,340 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
$31.7K $13.56/SF
− Vacancy
−$1.5K −$0.64/SF
EGI
$30.2K $12.92/SF
− OpEx
−$9.1K −$3.87/SF
NOI
$21.2K $9.04/SF
Area
El Paso, TX
Vacancy
4.75%
Lease Rate
$13.56 /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%
$423,120
Cap Rate 7%
$302,229
Cap Rate 9%
$235,067
Alternative Uses
Best Use
Multifamily LT 5
$302.2K
$264.5K – $352.6K
NOI $21,156 @ 7.0% cap · market cap 8.46%
Second Best
Apartment 5plus
$278.8K
$243.9K – $325.2K
NOI $19,513 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$587.1K
$513.7K – $684.9K
NOI $41,094 @ 7.0% cap · market cap 16.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
Explore this area
Business Placement
Demographics for 79907, TX
50,971
Population
17,505
Households
2.9
Avg Household Size
39
Median Age
13%
College-Educated
71%
High-School Grad
13.7 sq mi
ZIP Area
3,721
Density / Sq Mi
$41,901
Median Household Income
$25,661
Median Earnings
$910
Median Rent
$110,600
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 - Two separate residences provide flexible living arrangements with tile flooring, granite surfaces, and refrigerated air.
Where is this duplex located?
The property is located at 401 Cinecue Way El Paso, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two residences totaling 2,340 square feet; Front unit: 4 bedrooms, 2 full bathrooms, and 1,808 sq ft; Rear unit: 1 bedroom, 1 bathroom, and 531 sq ft
