Triplex with Owner-Occupancy
For Sale
$640,000
178 South Glenwood Street, El Paso, TX 79905
Three units support living in one residence while using the others for rental purposes or multi-generational living.
Property Size3,376 SF
Price / SF$189.57
Days on Market321
Property Features for 178 South Glenwood Street
General Information
Standard status
Active
Size
3,376 SF
Property subtype
Multi-Family / Triplex
Zoning
R3
Taxes and HOA fees
Annual Taxes
$7,601
Amenities
Yes
Free-Standing Gas Oven, Dishwasher
.00
Composition, Pitched
Building Details
Year Built
1949
Listing Agency:
THE WILLIAMS ADVANCED REALTY TEAM (THE WAR TEAM)
(915) 585-8806
Listed By:
Marisela Martinez · License #0709673
Source:
Compass
Added: Oct 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 3:36PM
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 THE WILLIAMS ADVANCED REALTY TEAM (THE WAR TEAM)
Investment Insights
Based on property information with market context.
This 3376-square-foot triplex contains three residential units and is configured for flexible occupancy. The property can accommodate an owner who lives on site while the remaining units are used for rental purposes or multi-generational living. Interior features include a free-standing gas oven and dishwasher, while the exterior has a pitched composition roof.
Built in 1949, the property is zoned R3 and located at 178 South Glenwood Street in El Paso, Texas 79905. Its three-unit layout provides multiple residential spaces within one multifamily property.
Built in 1949, the property is zoned R3 and located at 178 South Glenwood Street in El Paso, Texas 79905. Its three-unit layout provides multiple residential spaces within one multifamily property.
Key Highlights
- Three‑unit residential property
- 3376 square feet
- R3 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
$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
4.77%
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 4.77%
Second Best
Apartment 5plus
$402.2K
$351.9K – $469.2K
NOI $28,153 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$847.0K
$741.1K – $988.1K
NOI $59,287 @ 7.0% cap · market cap 9.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three units support living in one residence while using the others for rental purposes or multi-generational living.
Where is this triplex located?
The property is located at 178 South Glenwood Street El Paso, TX.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Three‑unit residential property; 3376 square feet; R3 zoning
