Two-Bedroom Duplex
New
For Sale
$179,900
3539 BLUE GROVE Lane, El Paso, TX 79936
Residential, El Paso, TX
Property Size1,332 SF
Lot Size0.09 Acres
Price / SF$135.06
Days on Market5
Property Features for 3539 BLUE GROVE Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R4
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2
Parking features
Driveway, Open
Window features
Blinds
Interior features
Ceiling Fan(s), Entrance Foyer
Exterior features
Walled Backyard, Back Yard Access
Fireplace
1
Appliances
Water Heater, Dishwasher, Disposal, Dryer, Free-Standing Gas Oven, Microwave, Refrigerator, Washer
Subdivision
Pebble Hills
Lot features
Standard Lot, Subdivided
Elementary school
Pebblehls
Middle school
Indianr
High school
Hanks
Elementary school district
Ysleta
Middle school district
Ysleta
High school district
Ysleta
Standard status
Active
APN
P65499913201600
Size
1,332 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
132 PEBBLE HILLS #16 SLY PT OF 8 (31.45 FT ON ST 102.O FT ON S 44.31 FT ON W 103.52 FT ON N)
Tax Annual Amount
4906
Legal Description
132 PEBBLE HILLS #16 SLY PT OF 8 (31.45 FT ON ST 102.O FT ON S 44.31 FT ON W 103.52 FT ON N)
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Ceiling Fan(s), Evaporative Cooling
Building Details
Year built
1984
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Brick
Roof type
Composition
Architectural style
Other
Listing Agency:
Sandy Messer And Associates
(915) 833-6111
Listed By:
Lisa Elbjorn
(915) 549-2155
Added: Aug 28
Last Checked: Sep 1 at 8:06PM
MLS# 950202
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.
The described side of this duplex provides 1,332 square feet with two bedrooms and two bathrooms. The interior includes a welcoming foyer, living and dining areas, a den with a fireplace, carpet and tile flooring, ceiling fans, and a kitchen equipped with a refrigerator, microwave, gas range, dishwasher, and breakfast bar. A utility closet includes a washer and dryer. The primary bedroom has double closets, a 3/4 bath, and patio access.
Exterior features include a walled backyard, large patio, back-yard access, and a single-car garage. The property was built in 1984, has R4 zoning, and uses public sewer service. Heating is central natural gas, while cooling is provided by evaporative equipment and ceiling fans. Brick construction and a composition roof complete the physical improvements.
Exterior features include a walled backyard, large patio, back-yard access, and a single-car garage. The property was built in 1984, has R4 zoning, and uses public sewer service. Heating is central natural gas, while cooling is provided by evaporative equipment and ceiling fans. Brick construction and a composition roof complete the physical improvements.
Key Highlights
- 1,332‑square‑foot duplex side with 2 bedrooms and 2 bathrooms
- R4 zoning on a 0.09‑acre lot
- Den with fireplace, mantel, ceiling fan, 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
$16,050
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
8.92%
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%
$321,000
$321.0K
Cap Rate 7%
$229,286
$229.3K
Cap Rate 9%
$178,333
$178.3K
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
$24.0K $18.00/SF
− Vacancy
−$1.0K −$0.79/SF
EGI
$22.9K $17.21/SF
− OpEx
−$6.9K −$5.16/SF
NOI
$16.0K $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%
$321,000
Cap Rate 7%
$229,286
Cap Rate 9%
$178,333
Alternative Uses
Best Use
Multifamily LT 5
$229.3K
$200.6K – $267.5K
NOI $16,050 @ 7.0% cap · market cap 8.92%
Second Best
Apartment 5plus
$203.7K
$178.2K – $237.6K
NOI $14,258 @ 7.0% cap · market cap 7.93%
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
Property Profile
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?
Duplex - Residential unit with a fireplace, private patio, single-car garage, and walled backyard.
Where is this duplex located?
The property is located at 3539 BLUE GROVE Lane 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 bathrooms; R4 zoning on a 0.09‑acre lot; Den with fireplace, mantel, ceiling fan, and backyard access
