Freestanding Retail
For Sale
Contact for pricing
12020 Montana Ave, El Paso, TX 79936
Freestanding former Family Dollar building with a flexible box layout for community-focused retail and service uses.
Property Size8,000 SF
Price / SF$162.50
Days on Market99
Property Features for 12020 Montana Ave
General Information
Standard status
Active
Size
8,000 SF
Property subtype
RETAIL
Listing Agency:
Cap Rate Real Estate Group
(915) 443-8859
Listed By:
Anibal Olague · License #0653430
(915) 443-8859
Source:
Moodyscre
Added: May 6
Changed: Aug 8
Last Checked: Aug 12 at 9:04AM
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 Cap Rate Real Estate Group
Investment Insights
Based on property information with market context.
12020 Montana Avenue is an 8,000 SF freestanding former Family Dollar building with a highly functional box layout. The space is designed to be adaptable for a range of community-focused retail and service uses, including an event center or party hall, grocery, fitness, or other neighborhood-serving concepts.
The property sits in an active El Paso commercial corridor with a customer base supported by a trade area within a 10-minute drive. That trade area includes approximately 168,000 residents and nearly 60,000 housing units, with more than 2,700 businesses. The local workforce is concentrated in health care, education, retail, and services, creating daytime population and recurring traffic past the site.
Recent and ongoing area improvements include the Montana Industrial Park and the Montana Avenue widening project, which are intended to enhance long-term access, capacity, and circulation. The surrounding retail ecosystem is anchored by nearby Super Walmart and Home Depot, with additional new users such as Portillo’s and Mister Car Wash breaking ground along the corridor.
The property sits in an active El Paso commercial corridor with a customer base supported by a trade area within a 10-minute drive. That trade area includes approximately 168,000 residents and nearly 60,000 housing units, with more than 2,700 businesses. The local workforce is concentrated in health care, education, retail, and services, creating daytime population and recurring traffic past the site.
Recent and ongoing area improvements include the Montana Industrial Park and the Montana Avenue widening project, which are intended to enhance long-term access, capacity, and circulation. The surrounding retail ecosystem is anchored by nearby Super Walmart and Home Depot, with additional new users such as Portillo’s and Mister Car Wash breaking ground along the corridor.
Key Highlights
- 8,000 SF freestanding former Family Dollar building
- Highly functional box layout adaptable to multiple retail and service uses
- Trade area within a 10‑minute drive: approx 168,000 residents
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
$77,280
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
5.94%
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%
$1,545,600
$1.5M
Cap Rate 7%
$1,104,000
$1.1M
Cap Rate 9%
$858,667
$858.7K
Market Conditions
NOI Build-Up for 8,000 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
$120.0K $15.00/SF
− Vacancy
−$9.6K −$1.20/SF
EGI
$110.4K $13.80/SF
− OpEx
−$33.1K −$4.14/SF
NOI
$77.3K $9.66/SF
Area
ZIP 79936
Vacancy
8.00%
Lease Rate
$15.00 /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%
$1,545,600
Cap Rate 7%
$1,104,000
Cap Rate 9%
$858,667
Alternative Uses
Best Use
Retail
$1.10M
$966.0K – $1.29M
NOI $77,280 @ 7.0% cap · market cap 5.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,479 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
21k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Shops & Services 34%
Church's Chicken
Dining
8,641 visits/mo
0.5 miles
7-Eleven
Shops & Services
3,924 visits/mo
0.3 miles
Carl's Jr.
Dining
2,804 visits/mo
0.2 miles
7-Eleven
Shops & Services
2,295 visits/mo
0.2 miles
Pizza Hut
Dining
2,086 visits/mo
0.3 miles
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 Retail in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding former Family Dollar building with a flexible box layout for community-focused retail and service uses.
Where is this retail space located?
The property is located at 12020 Montana Ave El Paso, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 8,000 SF freestanding former Family Dollar building; Highly functional box layout adaptable to multiple retail and service uses; Trade area within a 10‑minute drive: approx 168,000 residents
