Renovated Triplex with Studio
For Sale
$295,999
10284 Nirmal Drive, Socorro, TX 79927
MULTI_FAMILY - Socorro, TX
Property Size1,856 SF
Lot Size0.14 Acres
Price / SF$159.48
Days on Market163
Property Features for 10284 Nirmal Drive
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
C1
Subdivision
Gurdev
Elementary school
Hilley
Middle school
Salvador Sanchez
High school
Socorro
Elementary school district
Socorro
Middle school district
Socorro
High school district
Socorro
Standard status
Active
APN
G99000000030016
Size
1,856 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
3 GURDEV LOT 16 (6000 SQ FT)
Tax Annual Amount
4678
Legal Description
3 GURDEV LOT 16 (6000 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Central
Building Details
Year built
1986
Number of units
3
Building materials
Block, Wood Siding
Roof type
Shingle
Listing Agency:
Revolve Realty, LLC
(915) 500-9549
Listed By:
Luis Hernandez
(915) 329-6691
Added: Mar 18
Changed: Jul 18
Last Checked: Aug 27 at 6:06PM
MLS# 940529
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 fully renovated triplex spans two addresses, 10284 Nirmal Drive and 10285 North Loop in Socorro, Texas. The property includes a main residence with three bedrooms, one updated bathroom, and an open-concept living area. Two additional studio units each offer a kitchenette, a private bathroom, and a functional layout.
Extensive updates include the roof, electrical, plumbing, HVAC, windows, doors, and interior finishes, providing a refreshed interior for multiple on-site spaces.
Zoned C1 and operating with shared utilities, the configuration offers practical flexibility for an owner-occupant, investor, or business owner looking to combine residential-style layouts with commercial zoning coverage in the same property.
Extensive updates include the roof, electrical, plumbing, HVAC, windows, doors, and interior finishes, providing a refreshed interior for multiple on-site spaces.
Zoned C1 and operating with shared utilities, the configuration offers practical flexibility for an owner-occupant, investor, or business owner looking to combine residential-style layouts with commercial zoning coverage in the same property.
Key Highlights
- Fully renovated triplex at 10284 Nirmal and 10285 North Loop with shared utilities
- Extensive updates include roof, electrical, plumbing, HVAC, windows, doors, and interior finishes
- Main unit features 3 bedrooms, 1 updated bathroom, and an open‑concept living area
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
$15,391
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
5.20%
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%
$307,820
$307.8K
Cap Rate 7%
$219,871
$219.9K
Cap Rate 9%
$171,011
$171.0K
Market Conditions
NOI Build-Up for 1,856 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
$23.4K $12.60/SF
− Vacancy
−$1.4K −$0.75/SF
EGI
$22.0K $11.85/SF
− OpEx
−$6.6K −$3.55/SF
NOI
$15.4K $8.29/SF
Area
El Paso County, TX
Vacancy
5.98%
Lease Rate
$12.60 /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%
$307,820
Cap Rate 7%
$219,871
Cap Rate 9%
$171,011
Alternative Uses
Best Use
Multifamily LT 5
$219.9K
$192.4K – $256.5K
NOI $15,391 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$201.7K
$176.5K – $235.3K
NOI $14,118 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$335.4K
$293.5K – $391.3K
NOI $23,479 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 79927, TX
40,290
Population
14,284
Households
2.8
Avg Household Size
35
Median Age
10%
College-Educated
70%
High-School Grad
27.4 sq mi
ZIP Area
1,470
Density / Sq Mi
$51,735
Median Household Income
$30,738
Median Earnings
$1,070
Median Rent
$125,300
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?
Triplex - Fully renovated triplex with a 3-bedroom main residence and two studio units, zoned C1 with shared utilities.
Where is this triplex located?
The property is located at 10284 Nirmal Drive Socorro, TX.
What is the asking price?
The asking price for this property is $295,999.
What are key features of this property?
This property features: Fully renovated triplex at 10284 Nirmal and 10285 North Loop with shared utilities; Extensive updates include roof, electrical, plumbing, HVAC, windows, doors, and interior finishes; Main unit features 3 bedrooms, 1 updated bathroom, and an open‑concept living area
