Two-Unit Duplex with Refrigerated
For Sale
$259,900
13025 Grand River Dr, El Paso, TX 79928
Each residence provides a two-bedroom, one-bath layout with refrigerated air units less than five years old.
Property Size1,584 SF
Price / SF$164.08
Days on Market8
Property Features for 13025 Grand River Dr
General Information
Standard status
Active
Size
1,584 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,372
Listing Agency:
ClearView Realty
Listed By:
Paul Barroso
(915) 588-4721
Source:
Exprealty
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 21 at 1:06PM
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.
This duplex at 13025 Grand River Dr in El Paso contains two residential units totaling 1,584 square feet. Each side is configured with two bedrooms and one bathroom, providing a consistent layout across both residences.
Refrigerated air units serving the property are under five years old. The two-unit configuration offers a straightforward residential income property format for an owner seeking a small multifamily asset.
Refrigerated air units serving the property are under five years old. The two-unit configuration offers a straightforward residential income property format for an owner seeking a small multifamily asset.
Key Highlights
- Two residential units totaling 1,584 square feet
- Each side includes 2 bedrooms and 1 bath
- Refrigerated air units are under 5 years old
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
$14,194
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%
$283,880
$283.9K
Cap Rate 7%
$202,771
$202.8K
Cap Rate 9%
$157,711
$157.7K
Market Conditions
NOI Build-Up for 1,584 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
$21.3K $13.44/SF
− Vacancy
−$1.0K −$0.64/SF
EGI
$20.3K $12.80/SF
− OpEx
−$6.1K −$3.84/SF
NOI
$14.2K $8.96/SF
Area
ZIP 79928
Vacancy
4.75%
Lease Rate
$13.44 /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%
$283,880
Cap Rate 7%
$202,771
Cap Rate 9%
$157,711
Alternative Uses
Best Use
Multifamily LT 5
$202.8K
$177.4K – $236.6K
NOI $14,194 @ 7.0% cap · market cap 5.46%
Second Best
Apartment 5plus
$187.3K
$163.9K – $218.5K
NOI $13,110 @ 7.0% cap · market cap 5.04%
Theoretical Best
Office A
$277.0K
$242.4K – $323.1K
NOI $19,388 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Explore this area
Business Placement
Demographics for 79928, TX
78,971
Population
24,841
Households
3.2
Avg Household Size
29
Median Age
24%
College-Educated
85%
High-School Grad
209.9 sq mi
ZIP Area
376
Density / Sq Mi
$73,704
Median Household Income
$37,406
Median Earnings
$1,145
Median Rent
$188,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence provides a two-bedroom, one-bath layout with refrigerated air units less than five years old.
Where is this duplex located?
The property is located at 13025 Grand River Dr El Paso, TX.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two residential units totaling 1,584 square feet; Each side includes 2 bedrooms and 1 bath; Refrigerated air units are under 5 years old
