Spacious Home with
For Sale
$387,000
Pending
13048 Sparks Drive, El Paso, TX 79928
Large home with a duplex in Sparks subdivision.
Property Size3,272 SF
Lot Size0.14 Acres
Days on Market266
Property Features for 13048 Sparks Drive
General Information
Standard status
Pending
Size
3,272 SF
Lot size
0.14 Acres
Property subtype
Multi-Family / Triplex
Zoning
Out of Area
Taxes and HOA fees
Annual Taxes
$7,383
Amenities
Yes
Washer Hookup, Disposal, Dishwasher
.00
Composition, Pitched, See Remarks
Building Details
Year Built
2008
Listing Agency:
R C Properties
(915) 549-1770
Listed By:
Michael Bray · License #0385615
Source:
Compass
Added: Dec 7, 2025
Changed: Aug 8
Last Checked: Aug 2 at 8:53AM
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 R C Properties
Investment Insights
Based on property information with market context.
Located in the Sparks subdivision, this property features a main house and a duplex, situated on a gated lot exceeding 6000 square feet. The main house includes four bedrooms and three bathrooms. The backyard contains a duplex with two units: one with one bedroom and the other with two bedrooms. The property size is 3272 square feet.
Key Highlights
- Large main home featuring four spacious bedrooms and three baths.
- Gated lot over 6000 sqft.
- Backyard duplex with a 1‑bedroom unit and a 2‑bedroom unit.
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
$29,321
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
7.58%
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%
$586,420
$586.4K
Cap Rate 7%
$418,871
$418.9K
Cap Rate 9%
$325,789
$325.8K
Market Conditions
NOI Build-Up for 3,272 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
$44.0K $13.44/SF
− Vacancy
−$2.1K −$0.64/SF
EGI
$41.9K $12.80/SF
− OpEx
−$12.6K −$3.84/SF
NOI
$29.3K $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%
$586,420
Cap Rate 7%
$418,871
Cap Rate 9%
$325,789
Alternative Uses
Best Use
Multifamily LT 5
$418.9K
$366.5K – $488.7K
NOI $29,321 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$386.9K
$338.5K – $451.3K
NOI $27,080 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$572.1K
$500.6K – $667.5K
NOI $40,049 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Large home with a duplex in Sparks subdivision.
Where is this triplex located?
The property is located at 13048 Sparks Drive El Paso, TX.
What is the asking price?
The asking price for this property is $387,000.
What are key features of this property?
This property features: Large main home featuring four spacious bedrooms and three baths.; Gated lot over 6000 sqft.; Backyard duplex with a 1‑bedroom unit and a 2‑bedroom unit.
