Leased Office
For Sale
Contact for pricing
11860 VISTA DEL SOL DR, El Paso, TX 79936
Medical and professional office property with C2 zoning and access near two major thoroughfares.
Property Size18,852 SF
Price / SF$212.18
Days on Market16
Property Features for 11860 VISTA DEL SOL DR
General Information
Standard status
Active
Size
18,852 SF
Class
B
Property subtype
Office
Zoning
C2
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Building Details
Year Built
2007
Year Renovated
2023
Buildings
1
Stories
1
Units
1
Tenancy
Multi
Listing Agency:
Clearview Realty
Listed By:
Dylan Surratt · License #731923
(915) 543-8331
Source:
Crexi
Added: Aug 19
Changed: Sep 2
Last Checked: Sep 2 at 2:11PM
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 Clearview Realty
Investment Insights
Based on property information with market context.
The Mission Business Center is an 18,852-square-foot office building completed in 2007. The property is configured for medical and professional office use and is currently 100% leased, providing an established tenant base and in-place occupancy.
Located at 11860 Vista Del Sol Dr in El Paso, the building sits near two major thoroughfares and connects with surrounding residential and commercial areas. C2 zoning supports the property’s commercial office profile. Its address places the asset within the El Paso market while the existing leasing provides an operating office property for acquisition.
Located at 11860 Vista Del Sol Dr in El Paso, the building sits near two major thoroughfares and connects with surrounding residential and commercial areas. C2 zoning supports the property’s commercial office profile. Its address places the asset within the El Paso market while the existing leasing provides an operating office property for acquisition.
Key Highlights
- 18,852‑square‑foot office building completed in 2007
- 100% leased medical and professional office property
- C2 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
$218,532
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
5.46%
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%
$4,370,640
$4.4M
Cap Rate 7%
$3,121,886
$3.1M
Cap Rate 9%
$2,428,133
$2.4M
Market Conditions
NOI Build-Up for 18,852 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
$395.9K $21.00/SF
− Vacancy
−$31.7K −$1.68/SF
EGI
$364.2K $19.32/SF
− OpEx
−$145.7K −$7.73/SF
NOI
$218.5K $11.59/SF
Area
ZIP 79936
Vacancy
8.00%
Lease Rate
$21.00 /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%
$4,370,640
Cap Rate 7%
$3,121,886
Cap Rate 9%
$2,428,133
Alternative Uses
Best Use
Healthcare Medical
$3.12M
$2.73M – $3.64M
NOI $218,532 @ 7.0% cap · market cap 5.46%
Second Best
Office B
$2.99M
$2.62M – $3.49M
NOI $209,455 @ 7.0% cap · market cap 5.24%
Theoretical Best
Office A
$3.99M
$3.49M – $4.65M
NOI $279,195 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
813
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 Office in El Paso, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Medical and professional office property with C2 zoning and access near two major thoroughfares.
Where is this office building located?
The property is located at 11860 VISTA DEL SOL DR El Paso, TX.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 18,852‑square‑foot office building completed in 2007; 100% leased medical and professional office property; C2 zoning
