Two-Bedroom Duplex
New
For Sale
$179,900
3539 Blue Grove Ln, El Paso, TX 79936
Residential unit with a fireplace, private patio, backyard, and attached single-car garage.
Property Size1,332 SF
Price / SF$135.06
Days on Market3
Property Features for 3539 Blue Grove Ln
General Information
Standard status
Active
Size
1,332 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
fireplace
washer/dryer
patio
skylight
ceiling fan
Building Details
Year Built
1984
Listing Agency:
The Right Move Real Estate Gro
(915) 855-1110
Listed By:
ClearView Realty
(915) 855-1110
Source:
Clearviewep
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 3:17PM
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 Right Move Real Estate Gro
Investment Insights
Based on property information with market context.
This side of a duplex offers 1,332 square feet with two bedrooms and two baths. The interior includes a welcoming entry, kitchen with refrigerator, microwave, gas range, dishwasher, breakfast bar, and blinds, plus a dining room and den centered around a fireplace. Tile and carpet flooring, ceiling fans, skylight, storage closets, and an in-unit utility closet with washer and dryer add practical functionality.
The primary bedroom features double closets, a three-quarter bath, patio access, and ceiling fan. The second bedroom includes a closet and skylight, while the hallway provides a full bath. Exterior features include a private patio, small backyard, wrought iron security door, and single-car garage. The evaporative A/C was recently replaced. Built in 1984, the property is located at 3539 Blue Grove Ln in El Paso, Texas, near Lee Trevino and Montana.
The primary bedroom features double closets, a three-quarter bath, patio access, and ceiling fan. The second bedroom includes a closet and skylight, while the hallway provides a full bath. Exterior features include a private patio, small backyard, wrought iron security door, and single-car garage. The evaporative A/C was recently replaced. Built in 1984, the property is located at 3539 Blue Grove Ln in El Paso, Texas, near Lee Trevino and Montana.
Key Highlights
- 1,332‑square‑foot duplex side with 2 bedrooms and 2 baths
- Kitchen includes refrigerator, microwave, gas range, dishwasher, and breakfast bar
- Den features a fireplace with mantel, ceiling fan, blinds, and backyard access
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
$14,258
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
7.93%
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%
$285,160
$285.2K
Cap Rate 7%
$203,686
$203.7K
Cap Rate 9%
$158,422
$158.4K
Market Conditions
NOI Build-Up for 1,332 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
$27.2K $20.40/SF
− Vacancy
−$1.2K −$0.94/SF
EGI
$25.9K $19.46/SF
− OpEx
−$11.7K −$8.76/SF
NOI
$14.3K $10.70/SF
Area
ZIP 79936
Vacancy
4.60%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$285,160
Cap Rate 7%
$203,686
Cap Rate 9%
$158,422
Alternative Uses
Best Use
Apartment 5plus
$203.7K
$178.2K – $237.6K
NOI $14,258 @ 7.0% cap · market cap 7.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$281.8K
$246.6K – $328.8K
NOI $19,727 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
157
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Residential unit with a fireplace, private patio, backyard, and attached single-car garage.
Where is this multifamily property located?
The property is located at 3539 Blue Grove Ln El Paso, TX.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: 1,332‑square‑foot duplex side with 2 bedrooms and 2 baths; Kitchen includes refrigerator, microwave, gas range, dishwasher, and breakfast bar; Den features a fireplace with mantel, ceiling fan, blinds, and backyard access
