Vacant Two-Unit
New
For Sale
$355,000
2509 Red Sails, El Paso, TX 79936
Two separate vacant residences support an owner-occupant setup or rental use near shopping, dining, schools, and major roadways.
Property Size2,482 SF
Price / SF$143.03
Days on Market4
Property Features for 2509 Red Sails
General Information
Standard status
Active
Size
2,482 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1.5BA, 1 x 3BR/2.5BA
Multifamily Units
2
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Cap Rate Real Estate Group
Listed By:
ClearView Realty
(915) 855-1110
Source:
Clearviewep
Added: Sep 20
Changed: Sep 21
Last Checked: Sep 22 at 4:07PM
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 Cap Rate Real Estate Group
Investment Insights
Based on property information with market context.
This duplex contains two distinct residences with a combined 2,482 square feet of living space. Unit A measures approximately 1,124 square feet and includes two bedrooms, one full bathroom, and one half bathroom. Unit B provides approximately 1,358 square feet with three bedrooms, two full bathrooms, and one half bathroom. Both units are vacant and ready for occupancy. Built in 1981, the property offers a two-unit configuration that can accommodate separate occupants or an owner-occupant arrangement with additional rental use.
The property is located at 2509 Red Sails in El Paso, near shopping, dining, schools, and major roadways. Its East El Paso setting and separate-unit layout provide a straightforward residential income property format for buyers evaluating a duplex.
The property is located at 2509 Red Sails in El Paso, near shopping, dining, schools, and major roadways. Its East El Paso setting and separate-unit layout provide a straightforward residential income property format for buyers evaluating a duplex.
Key Highlights
- Two‑unit duplex with approximately 2,482 square feet of combined living space
- Unit A: approximately 1,124 square feet, 2 bedrooms, 1 full bath, and 1 half bath
- Unit B: approximately 1,358 square feet, 3 bedrooms, 2 full baths, and 1 half bath
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
$29,907
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
8.42%
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%
$598,140
$598.1K
Cap Rate 7%
$427,243
$427.2K
Cap Rate 9%
$332,300
$332.3K
Market Conditions
NOI Build-Up for 2,482 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
$44.7K $18.00/SF
− Vacancy
−$2.0K −$0.79/SF
EGI
$42.7K $17.21/SF
− OpEx
−$12.8K −$5.16/SF
NOI
$29.9K $12.05/SF
Area
ZIP 79936
Vacancy
4.37%
Lease Rate
$18.00 /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%
$598,140
Cap Rate 7%
$427,243
Cap Rate 9%
$332,300
Alternative Uses
Best Use
Multifamily LT 5
$427.2K
$373.8K – $498.5K
NOI $29,907 @ 7.0% cap · market cap 8.42%
Second Best
Apartment 5plus
$379.5K
$332.1K – $442.8K
NOI $26,567 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$525.1K
$459.5K – $612.6K
NOI $36,758 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Explore this area
Business Placement
Demographics for 79936, TX
105,150
Population
36,825
Households
2.9
Avg Household Size
37
Median Age
28%
College-Educated
86%
High-School Grad
25.9 sq mi
ZIP Area
4,060
Density / Sq Mi
$64,958
Median Household Income
$32,862
Median Earnings
$1,214
Median Rent
$169,500
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate vacant residences support an owner-occupant setup or rental use near shopping, dining, schools, and major roadways.
Where is this duplex located?
The property is located at 2509 Red Sails El Paso, TX.
What is the asking price?
The asking price for this property is $355,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 2,482 square feet of combined living space; Unit A: approximately 1,124 square feet, 2 bedrooms, 1 full bath, and 1 half bath; Unit B: approximately 1,358 square feet, 3 bedrooms, 2 full baths, and 1 half bath
