Triplex on Nearly One-Acre
For Sale
$589,999
178 S Glenwood Street, El Paso, TX 79905
MULTI_FAMILY - El Paso, TX
Property Size3,376 SF
Lot Size0.80 Acres
Price / SF$174.76
Days on Market62
Property Features for 178 S Glenwood Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
R3
Parking features
Paved or Surfaced
Appliances
Free-Standing Gas Oven, Dishwasher
Subdivision
Alameda Acres S
Elementary school
Cooley
Middle school
Dr. Josefina Villamil Tinajero
High school
Jefferson
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
A43899900602000
Size
3,376 SF
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
6 ALAMEDA ACRES 2 105 FT OF S 1/2 OF 9
Tax Annual Amount
7698
Legal Description
6 ALAMEDA ACRES 2 105 FT OF S 1/2 OF 9
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Evaporative Cooling
Building Details
Year built
1949
Number of units
3
Flooring type
Tile, Carpet
Building materials
Stucco
Roof type
Composition
Additional Structures
Storage
Listing Agency:
The WAR Team
(915) 255-2577
Listed By:
Marisela Martinez
(915) 538-8574
Added: Jun 29
Changed: Aug 5
Last Checked: Aug 29 at 3:06AM
MLS# 946857
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 triplex property includes three homes on a single lot, currently actively rented. The owner indicates the homes have been maintained, though they could use updates. The property sits on a lot size of 0.8 acres, with a total property size of 3,376 square feet.
The property is zoned R3. Improvements include stucco construction and a composition roof. Heating is provided by central systems, with evaporative cooling. The home features tile and carpet flooring, and utilities include public sewer. Parking is paved or surfaced.
The owner also references previously drawn plans to build two additional units and a right of way to access those units. An investor or landlord could consider occupying one unit while renting the others, or starting with the current three-home configuration.
The property is zoned R3. Improvements include stucco construction and a composition roof. Heating is provided by central systems, with evaporative cooling. The home features tile and carpet flooring, and utilities include public sewer. Parking is paved or surfaced.
The owner also references previously drawn plans to build two additional units and a right of way to access those units. An investor or landlord could consider occupying one unit while renting the others, or starting with the current three-home configuration.
Key Highlights
- Three actively rented homes on a single 0.8‑acre lot
- 3,376 SF triplex property zoned R3
- Stucco construction with composition roof
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
$30,523
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
5.17%
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%
$610,460
$610.5K
Cap Rate 7%
$436,043
$436.0K
Cap Rate 9%
$339,144
$339.1K
Market Conditions
NOI Build-Up for 3,376 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
$45.8K $13.56/SF
− Vacancy
−$2.2K −$0.64/SF
EGI
$43.6K $12.92/SF
− OpEx
−$13.1K −$3.87/SF
NOI
$30.5K $9.04/SF
Area
El Paso, TX
Vacancy
4.75%
Lease Rate
$13.56 /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%
$610,460
Cap Rate 7%
$436,043
Cap Rate 9%
$339,144
Alternative Uses
Best Use
Multifamily LT 5
$436.0K
$381.5K – $508.7K
NOI $30,523 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$402.2K
$351.9K – $469.2K
NOI $28,153 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$847.0K
$741.1K – $988.1K
NOI $59,287 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
740
Businesses Nearby
Explore this area
Business Placement
Demographics for 79905, TX
22,483
Population
9,168
Households
2.5
Avg Household Size
39
Median Age
10%
College-Educated
58%
High-School Grad
6.6 sq mi
ZIP Area
3,407
Density / Sq Mi
$25,496
Median Household Income
$21,636
Median Earnings
$646
Median Rent
$103,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex with three actively rented homes on a 0.8-acre lot, zoned R3 with public sewer and paved parking.
Where is this triplex located?
The property is located at 178 S Glenwood Street El Paso, TX.
What is the asking price?
The asking price for this property is $589,999.
What are key features of this property?
This property features: Three actively rented homes on a single 0.8‑acre lot; 3,376 SF triplex property zoned R3; Stucco construction with composition roof
