Retail Property with Medical
For Sale
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10952 Ben Crenshaw Dr., El Paso, TX 79935
Retail property featuring a renovated eye/medical office space.
Property Size3,323 SF
Price / SF$285.89
Days on Market206
Property Features for 10952 Ben Crenshaw Dr.
General Information
Standard status
Active
Size
3,323 SF
Class
A
Property subtype
Office
Zoning
C-3
Lease Type
Absolute Net
Building Details
Year Built
1990
Year Renovated
2019
Buildings
1
Stories
1
Listing Agency:
Ponzio Properties
(915) 533-3099
Listed By:
Bruce Ponzio · License #Texas 9002959
Source:
Crexi
Added: Feb 6
Changed: Aug 14
Last Checked: Aug 28 at 3:38PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Ponzio Properties
Investment Insights
Based on property information with market context.
This property offers a 3,323 sq. ft. eye/medical office space, renovated in 2019, within a 10,235 sq. ft. building. Zoned for C-1 Retail usage, the property includes a retail floor area, 5 lab rooms, and a waiting area. The office area is designed to cater to medical practitioners. The property is located at 10952 Ben Crenshaw Dr., El Paso, TX 79935.
Key Highlights
- 10,235 sq. ft. property zoned for C‑1 Retail usage
- Features a 3,323 sq. ft. Eye/Medical office
- Recently renovated in 2019
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
$43,066
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
4.53%
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%
$861,320
$861.3K
Cap Rate 7%
$615,229
$615.2K
Cap Rate 9%
$478,511
$478.5K
Market Conditions
NOI Build-Up for 3,323 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
$79.8K $24.00/SF
− Vacancy
−$8.0K −$2.40/SF
EGI
$71.8K $21.60/SF
− OpEx
−$28.7K −$8.64/SF
NOI
$43.1K $12.96/SF
Area
El Paso, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$861,320
Cap Rate 7%
$615,229
Cap Rate 9%
$478,511
Alternative Uses
Best Use
Healthcare Medical
$615.2K
$538.3K – $717.8K
NOI $43,066 @ 7.0% cap · market cap 4.53%
Second Best
Office B
$600.9K
$525.8K – $701.1K
NOI $42,064 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$833.7K
$729.5K – $972.6K
NOI $58,356 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,170
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 79935, TX
17,534
Population
7,165
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
85%
High-School Grad
3.5 sq mi
ZIP Area
5,010
Density / Sq Mi
$65,000
Median Household Income
$32,377
Median Earnings
$1,070
Median Rent
$194,700
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Retail property featuring a renovated eye/medical office space.
Where is this medical office space located?
The property is located at 10952 Ben Crenshaw Dr. 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: 10,235 sq. ft. property zoned for C‑1 Retail usage; Features a **3,323 sq. ft. Eye/Medical office**; Recently renovated in 2019
