4-Unit Quadplex with Refrigerated
For Sale
$575,000
11625 James Watt Drive #A-D, El Paso, TX 79936
Each residence includes two bedrooms, one bathroom, separate utilities, and a mix of hardwood, tile, and carpet flooring.
Property Size2,972 SF
Price / SF$193.47
Days on Market51
Property Features for 11625 James Watt Drive #A-D
General Information
Standard status
Active
Size
2,972 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Building Details
Year Built
1983
Listing Agency:
Camacho Real Estate
(915) 630-2400
Listed By:
Cynthia Onick · License #2884
Source:
Risingsundevelopmentgroup
Added: Jul 12
Changed: Aug 31
Last Checked: Aug 31 at 3:55AM
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 Camacho Real Estate
Investment Insights
Based on property information with market context.
This quadplex contains four residential units, with each unit configured as a two-bedroom, one-bath residence. The property includes refrigerated air conditioning, individually separated utilities, and varied interior flooring consisting of hardwood, tile, and carpet. The building was constructed in 1983.
Located at 11625 James Watt Drive in El Paso, the property offers access to I-10 and is near movie theaters and shopping centers. Units A through D are identified at the address, and the current occupancy includes long-term tenants in three units.
Located at 11625 James Watt Drive in El Paso, the property offers access to I-10 and is near movie theaters and shopping centers. Units A through D are identified at the address, and the current occupancy includes long-term tenants in three units.
Key Highlights
- Four‑unit quadplex with two bedrooms and one bathroom in each unit
- Refrigerated AC serving the residential units
- Separate utilities for each unit
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
$35,811
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
6.23%
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%
$716,220
$716.2K
Cap Rate 7%
$511,586
$511.6K
Cap Rate 9%
$397,900
$397.9K
Market Conditions
NOI Build-Up for 2,972 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
$53.5K $18.00/SF
− Vacancy
−$2.3K −$0.79/SF
EGI
$51.2K $17.21/SF
− OpEx
−$15.3K −$5.16/SF
NOI
$35.8K $12.05/SF
Area
ZIP 79936
Vacancy
4.37%
Lease Rate
$18.00 /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%
$716,220
Cap Rate 7%
$511,586
Cap Rate 9%
$397,900
Alternative Uses
Best Use
Multifamily LT 5
$511.6K
$447.6K – $596.9K
NOI $35,811 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$454.5K
$397.7K – $530.2K
NOI $31,812 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$628.8K
$550.2K – $733.6K
NOI $44,015 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,434
Businesses Nearby
Explore this area
Business Placement
Demographics for 79936, TX
105,150
Population
36,825
Households
2.9
Avg Household Size
37
Median Age
28%
College-Educated
86%
High-School Grad
25.9 sq mi
ZIP Area
4,060
Density / Sq Mi
$64,958
Median Household Income
$32,862
Median Earnings
$1,214
Median Rent
$169,500
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?
Quadplex - Each residence includes two bedrooms, one bathroom, separate utilities, and a mix of hardwood, tile, and carpet flooring.
Where is this quadplex located?
The property is located at 11625 James Watt Drive #A-D El Paso, TX.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four‑unit quadplex with two bedrooms and one bathroom in each unit; Refrigerated AC serving the residential units; Separate utilities for each unit
