Freestanding Storefront
For Sale
$1,300,000
12020 Montana Avenue, El Paso, TX 79936
COMMERCIAL - El Paso, TX
Property Size8,000 SF
Lot Size0.67 Acres
Price / SF$162.50
Days on Market108
Property Features for 12020 Montana Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C3
Fireplace
1
Subdivision
Pueblo Montana
Standard status
Active
APN
P91599900404600
Lot size
0.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
4 PUEBLO MONTANA #3 LOT 46 (29160.00 SQ FT)
Legal Description
4 PUEBLO MONTANA #3 LOT 46 (29160.00 SQ FT)
Building Details
Floors in Building
1
Listing Agency:
Cap Rate Real Estate Group
(915) 443-8859
Listed By:
Anibal Olague · License #0653430
(915) 443-8859
Added: May 5
Changed: Aug 4
Last Checked: Aug 20 at 12:06AM
MLS# 943514
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.
Located at 12020 Montana Avenue in El Paso, this freestanding storefront property occupies a 0.67-acre site and carries C3 zoning. The building was formerly occupied by Family Dollar and is described as a functional box layout that could accommodate an event center, party hall, grocery concept, fitness use, or other community-focused retail and service operations. These uses are presented as potential applications and are not stated as zoning approvals.
The property is positioned in East El Paso, within a trade area reported to include approximately 168,000 residents, nearly 60,000 housing units, and more than 2,700 businesses within a 10-minute drive. The surrounding workforce is concentrated in health care, education, retail, and services, providing a broad daytime and residential customer base.
The property is positioned in East El Paso, within a trade area reported to include approximately 168,000 residents, nearly 60,000 housing units, and more than 2,700 businesses within a 10-minute drive. The surrounding workforce is concentrated in health care, education, retail, and services, providing a broad daytime and residential customer base.
Key Highlights
- 0.67‑acre freestanding storefront property
- C3 zoning
- Former Family Dollar building
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
159
Businesses Nearby
75k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 51%
Shops & Services 23%
Dining 23%
Hotels & Casinos 2%
Lowe's
Home Improvements & Furnishings
38,526 visits/mo
0.4 miles
PetSmart
Shops & Services
12,440 visits/mo
0.3 miles
Burger King
Dining
10,106 visits/mo
0.5 miles
Wienerschnitzel
Dining
7,073 visits/mo
0.4 miles
Family Dollar
Shops & Services
5,083 visits/mo
0.1 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Beas Flowers and Gifts — 11720 Montana Ave Suite A5, El Paso, TX 79936
Frequently Asked Questions
What type of property is this?
Storefront property - Adaptable retail box formerly occupied by Family Dollar, with C3 zoning and multiple potential community-serving uses.
Where is this storefront property located?
The property is located at 12020 Montana Avenue 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: 0.67‑acre freestanding storefront property; C3 zoning; Former Family Dollar building
