Modern Office Suite with
For Sale
Contact for pricing
1528-1532 Yandell Dr, El Paso, TX 79902
Fully modernized office suite with reception, 10 offices, conference rooms, and a break room with full kitchen.
Property Size2,790 SF
Price / SF$193.55
Days on Market275
Property Features for 1528-1532 Yandell Dr
General Information
Standard status
Active
Size
2,790 SF
Property subtype
RETAIL
Lease Type
Gross
Amenities
biometric entry
reception area
conference rooms
break room and lounge area
full kitchen
Listing Agency:
Team Juan Uribe
Listed By:
Juan Uribe · License #0374694
(915) 479-5151
Source:
Moodyscre
Added: Dec 8, 2025
Changed: Aug 10
Last Checked: Jul 22 at 2:14AM
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 Team Juan Uribe
Investment Insights
Based on property information with market context.
This fully modernized commercial office suite is designed for a secure, professional workplace. The layout includes 10 individual offices, a polished reception area, and two centrally located conference rooms. Additional space features a break room and lounge area outfitted with a full kitchen and refrigerator.
The suite also includes three open workstations and a private rear office, providing flexibility for day-to-day operations, management use, or specialized work needs.
Access and security are supported by biometric or mobile-app entry for each office. Overall, the configuration supports both client-facing functions and team collaboration within a controlled office environment.
The suite also includes three open workstations and a private rear office, providing flexibility for day-to-day operations, management use, or specialized work needs.
Access and security are supported by biometric or mobile-app entry for each office. Overall, the configuration supports both client-facing functions and team collaboration within a controlled office environment.
Key Highlights
- Fully modernized commercial office suite with reception area and space for collaboration and client visits
- Includes 10 individual offices, each with biometric or mobile‑app entry for secure access
- Two centrally located conference rooms for meetings, presentations, and team collaboration
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
$35,317
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
6.54%
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%
$706,340
$706.3K
Cap Rate 7%
$504,529
$504.5K
Cap Rate 9%
$392,411
$392.4K
Market Conditions
NOI Build-Up for 2,790 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
$57.9K $20.76/SF
− Vacancy
−$10.8K −$3.88/SF
EGI
$47.1K $16.88/SF
− OpEx
−$11.8K −$4.22/SF
NOI
$35.3K $12.66/SF
Area
El Paso, TX
Vacancy
18.70%
Lease Rate
$20.76 /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%
$706,340
Cap Rate 7%
$504,529
Cap Rate 9%
$392,411
Alternative Uses
Best Use
Office B
$504.5K
$441.5K – $588.6K
NOI $35,317 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$699.9K
$612.5K – $816.6K
NOI $48,996 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,538
Businesses Nearby
Explore this area
Business Placement
Demographics for 79902, TX
20,071
Population
9,752
Households
2.1
Avg Household Size
38
Median Age
39%
College-Educated
81%
High-School Grad
6.5 sq mi
ZIP Area
3,088
Density / Sq Mi
$45,333
Median Household Income
$33,495
Median Earnings
$777
Median Rent
$223,300
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Fully modernized office suite with reception, 10 offices, conference rooms, and a break room with full kitchen.
Where is this office units located?
The property is located at 1528-1532 Yandell Dr El Paso, TX.
What is the asking price?
The asking price for this property is $539,999.
What are key features of this property?
This property features: Fully modernized commercial office suite with reception area and space for collaboration and client visits; Includes 10 individual offices, each with biometric or mobile‑app entry for secure access; Two centrally located conference rooms for meetings, presentations, and team collaboration
