Flex Property with
For Sale
$850,000
609 S STANTON Street, El Paso, TX 79901
Commercial Sale, El Paso, TX
Property Size12,418 SF
Lot Size0.29 Acres
Price / SF$68.45
Days on Market225
Property Features for 609 S STANTON Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C4
Fireplace
1
Standard status
Active
APN
C05099910300500
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
103 CAMPBELL 5 & 6 & S 3.98 FT OF 7 & W 57.50 FT OF 1 TO 4 (12697.00 SQ FT)
Legal Description
103 CAMPBELL 5 & 6 & S 3.98 FT OF 7 & W 57.50 FT OF 1 TO 4 (12697.00 SQ FT)
Building Details
Floors in Building
1
Listing Agency:
Keller Williams Realty
(915) 603-5293
Listed By:
Armando Sarti
(915) 288-5287
Added: Jan 28
Changed: Sep 3
Last Checked: Sep 10 at 1:06PM
MLS# 937272
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 C4-zoned commercial property at 609 S Stanton Street combines two commercial spaces with a large warehouse. The improvements contain 12,418 square feet on a 0.29-acre lot, creating a multi-space configuration for retail, distribution, storage, or service-oriented operations.
The property is located in downtown El Paso, two blocks from the Stanton International Bridge. Its position near the international crossing provides access to cross-border traffic and nearby vehicle and pedestrian activity. The layout can support multiple tenants or an owner-user arrangement, subject to applicable requirements.
The property is located in downtown El Paso, two blocks from the Stanton International Bridge. Its position near the international crossing provides access to cross-border traffic and nearby vehicle and pedestrian activity. The layout can support multiple tenants or an owner-user arrangement, subject to applicable requirements.
Key Highlights
- 12,418‑square‑foot commercial property on a 0.29‑acre lot
- Two commercial spaces plus a large warehouse
- C4 zoning
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
$72,274
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
8.50%
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%
$1,445,480
$1.4M
Cap Rate 7%
$1,032,486
$1.0M
Cap Rate 9%
$803,044
$803.0K
Market Conditions
NOI Build-Up for 12,418 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
$123.7K $9.96/SF
− Vacancy
−$12.5K −$1.01/SF
EGI
$111.2K $8.95/SF
− OpEx
−$38.9K −$3.13/SF
NOI
$72.3K $5.82/SF
Area
El Paso, TX
Vacancy
10.10%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,445,480
Cap Rate 7%
$1,032,486
Cap Rate 9%
$803,044
Alternative Uses
Best Use
Flex RnD
$1.03M
$903.4K – $1.20M
NOI $72,274 @ 7.0% cap · market cap 8.50%
Second Best
Warehouse
$1.02M
$896.7K – $1.20M
NOI $71,738 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$3.12M
$2.73M – $3.63M
NOI $218,077 @ 7.0% cap · market cap 25.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,292
Businesses Nearby
Under-served
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in El Paso, TX
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Frequently Asked Questions
What type of property is this?
Flex space - C4-zoned commercial property with multiple spaces for retail, distribution, storage, or service operations.
Where is this flex space located?
The property is located at 609 S STANTON Street El Paso, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 12,418‑square‑foot commercial property on a 0.29‑acre lot; Two commercial spaces plus a large warehouse; C4 zoning
