Restaurant Space with Exhaust
For Sale
$315,000
2506 N PIEDRAS Street, El Paso, TX 79930
COMMERCIAL - El Paso, TX
Property Size1,052 SF
Lot Size0.08 Acres
Price / SF$299.43
Days on Market206
Property Features for 2506 N PIEDRAS Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Parking features
Assigned
Fireplace
1
Standard status
Active
APN
A52099904300100
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
43 ALTURA PARK N 40 FT OF 1 TO 3 & N 40 FT OF W 15 FT OF 4 (3600 SQ FT)
Legal Description
43 ALTURA PARK N 40 FT OF 1 TO 3 & N 40 FT OF W 15 FT OF 4 (3600 SQ FT)
Building Details
Floors in Building
1
Listing Agency:
Cap Rate Real Estate Group
(915) 443-8859
Listed By:
Cristian Anibal Olague · License #0737250
(915) 345-4379
Added: Feb 5
Changed: Aug 4
Last Checked: Aug 30 at 3:06PM
MLS# 937993
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 1,052-square-foot restaurant property is located on a 0.08-acre parcel in El Paso’s Manhattan Heights district. The space includes a commercial exhaust hood, an existing fireplace, and assigned parking, providing established physical features for restaurant operations. C2 zoning further identifies the property’s commercial land-use designation.
The property is positioned at 2506 N Piedras Street along a north-south roadway. Austin High School and Memorial Park are located nearby, while the El Paso VA Medical Center is on the same street. These surrounding institutions and destinations add identifiable context to the site within Central El Paso.
The property is positioned at 2506 N Piedras Street along a north-south roadway. Austin High School and Memorial Park are located nearby, while the El Paso VA Medical Center is on the same street. These surrounding institutions and destinations add identifiable context to the site within Central El Paso.
Key Highlights
- 1,052‑square‑foot restaurant space
- Commercial exhaust hood already in place
- C2 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
$15,679
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
4.98%
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%
$313,580
$313.6K
Cap Rate 7%
$223,986
$224.0K
Cap Rate 9%
$174,211
$174.2K
Market Conditions
NOI Build-Up for 1,052 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
$22.7K $21.60/SF
− Vacancy
−$1.8K −$1.73/SF
EGI
$20.9K $19.87/SF
− OpEx
−$5.2K −$4.97/SF
NOI
$15.7K $14.90/SF
Area
El Paso, TX
Vacancy
8.00%
Lease Rate
$21.60 /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%
$313,580
Cap Rate 7%
$223,986
Cap Rate 9%
$174,211
Alternative Uses
Best Use
Specialty Retail
$224.0K
$196.0K – $261.3K
NOI $15,679 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$263.9K
$230.9K – $307.9K
NOI $18,475 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
12k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
8,826 visits/mo
0.4 miles
7-Eleven
Shops & Services
3,119 visits/mo
0.4 miles
Demographics for 79930, TX
24,553
Population
11,729
Households
2.1
Avg Household Size
40
Median Age
16%
College-Educated
75%
High-School Grad
7.5 sq mi
ZIP Area
3,274
Density / Sq Mi
$41,826
Median Household Income
$24,903
Median Earnings
$909
Median Rent
$124,000
Median Home Value
Market
Vacancy Rate% for Retail in El Paso, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C2-zoned restaurant space includes a commercial exhaust hood, assigned parking, and a central El Paso location.
Where is this conventional restaurant located?
The property is located at 2506 N PIEDRAS Street El Paso, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,052‑square‑foot restaurant space; Commercial exhaust hood already in place; C2 zoning
