Grocery and Convenience
New
For Sale
$385,000
12380 CAMINO DE LA ROSA Road, San Elizario, TX 79849
Commercial Sale, San Elizario, TX
Property Size5,595 SF
Lot Size0.33 Acres
Price / SF$68.81
Days on Market2
Property Features for 12380 CAMINO DE LA ROSA Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Parking
10
Fireplace
1
Standard status
Active
APN
M581000021001B0
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
21 MISSION TRAIL ESTATES REPLAT F LOT 1B
Tax Annual Amount
9532
Legal Description
21 MISSION TRAIL ESTATES REPLAT F LOT 1B
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Evaporative Cooling
Building Details
Floors in Building
1
Building materials
Block
Listing Agency:
The Real Estate Power Houses
(915) 549-4663
Listed By:
Tim Rich
(915) 256-8444
Added: Sep 4
Last Checked: Sep 5 at 7:06AM
MLS# 950640
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 C1-zoned commercial property is configured for neighborhood grocery retail and is occupied by La Popular Tortilleria and Tamales. The building uses block construction and includes natural-gas heating, evaporative cooling, a fireplace, and public sewer service. The parcel encompasses 0.33 acres at 12380 Camino De La Rosa Road in San Elizario, Texas, within El Paso County. The grocery business is identified as available for purchase separately or together with the real estate, providing flexibility for a buyer evaluating the operating business and property as separate or combined acquisitions.
Key Highlights
- Operating grocery‑retail configuration
- Occupied by La Popular Tortilleria and Tamales
- C1 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
$26,140
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
6.79%
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%
$522,800
$522.8K
Cap Rate 7%
$373,429
$373.4K
Cap Rate 9%
$290,444
$290.4K
Market Conditions
NOI Build-Up for 5,595 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
$41.0K $7.32/SF
− Vacancy
−$6.1K −$1.09/SF
EGI
$34.9K $6.23/SF
− OpEx
−$8.7K −$1.56/SF
NOI
$26.1K $4.67/SF
Area
El Paso County, TX
Vacancy
14.90%
Lease Rate
$7.32 /SF/Yr
Expense Ratio
25.00%
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%
$522,800
Cap Rate 7%
$373,429
Cap Rate 9%
$290,444
Alternative Uses
Best Use
Retail
$685.6K
$599.9K – $799.9K
NOI $47,994 @ 7.0% cap · market cap 12.47%
Second Best
Specialty Retail
$373.4K
$326.8K – $435.7K
NOI $26,140 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$1.01M
$884.7K – $1.18M
NOI $70,779 @ 7.0% cap · market cap 18.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 79849, TX
14,310
Population
4,182
Households
3.4
Avg Household Size
31
Median Age
5%
College-Educated
60%
High-School Grad
13.6 sq mi
ZIP Area
1,052
Density / Sq Mi
$45,067
Median Household Income
$26,216
Median Earnings
$878
Median Rent
$104,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- San Eli Supermarket — Space F, 11970 Socorro Rd, San Elizario, TX 79849
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - C1-zoned commercial building with block construction, natural-gas heat, evaporative cooling, and public sewer.
Where is this grocery and convenience store located?
The property is located at 12380 CAMINO DE LA ROSA Road San Elizario, TX.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Operating grocery‑retail configuration; Occupied by La Popular Tortilleria and Tamales; C1 zoning
