Two-Unit
For Sale
$210,000
1128 E RIVER Avenue, El Paso, TX 79902
Residential Income, El Paso, TX
Property Size1,560 SF
Lot Size0.14 Acres
Price / SF$134.62
Days on Market99
Property Features for 1128 E RIVER Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R5
Parking features
On Street
Subdivision
Pierce Finley
Elementary school
Lamar
Middle school
Wiggs
High school
Elpaso
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
P79599929302500
Size
1,560 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
293 PIERCE FINLEY 15 & 16 (6000 SQ FT)
Tax Annual Amount
4100
Legal Description
293 PIERCE FINLEY 15 & 16 (6000 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1948
Number of units
2
Building materials
Stucco
Roof type
Flat
Listing Agency:
Alpha Omega Real Estate Group LLC
(915) 383-9501
Listed By:
David Bagby Cantu · License #0711943
(915) 383-8358
Added: Jun 2
Changed: Sep 7
Last Checked: Sep 8 at 8:06AM
MLS# 945100
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 1,560-square-foot duplex contains two residential units, each arranged with 2 bedrooms and 1 bath. Built in 1948, the property features stucco construction, a flat roof, central heating, central air, public sewer service, and on-street parking. The owner pays for water service, and showings require advance approval while the units are occupied.
The property occupies 0.14 acres at 1128 E River Avenue in El Paso, Texas, within the 79902 postal area. Its location provides proximity to major hospitals, Downtown, and UTEP. R5 zoning supports its residential classification, with each unit offering the same basic bedroom and bath configuration.
The property occupies 0.14 acres at 1128 E River Avenue in El Paso, Texas, within the 79902 postal area. Its location provides proximity to major hospitals, Downtown, and UTEP. R5 zoning supports its residential classification, with each unit offering the same basic bedroom and bath configuration.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bath in each unit
- 1,560 square feet on a 0.14‑acre lot
- R5 zoning and public sewer service
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
$14,104
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
6.72%
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%
$282,080
$282.1K
Cap Rate 7%
$201,486
$201.5K
Cap Rate 9%
$156,711
$156.7K
Market Conditions
NOI Build-Up for 1,560 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
$21.2K $13.56/SF
− Vacancy
−$1.0K −$0.64/SF
EGI
$20.1K $12.92/SF
− OpEx
−$6.0K −$3.87/SF
NOI
$14.1K $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%
$282,080
Cap Rate 7%
$201,486
Cap Rate 9%
$156,711
Alternative Uses
Best Use
Multifamily LT 5
$201.5K
$176.3K – $235.1K
NOI $14,104 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$185.8K
$162.6K – $216.8K
NOI $13,009 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$391.4K
$342.5K – $456.6K
NOI $27,396 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,196
Businesses Nearby
Explore this area
Business Placement
Demographics for 79902, TX
20,071
Population
9,752
Households
2.1
Avg Household Size
38
Median Age
39%
College-Educated
81%
High-School Grad
6.5 sq mi
ZIP Area
3,088
Density / Sq Mi
$45,333
Median Household Income
$33,495
Median Earnings
$777
Median Rent
$223,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Residential income property with matching two-bedroom layouts, central HVAC, and public sewer service.
Where is this duplex located?
The property is located at 1128 E RIVER Avenue El Paso, TX.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bath in each unit; 1,560 square feet on a 0.14‑acre lot; R5 zoning and public sewer service
