Two-Unit Duplex with Refrigerated
New
For Sale
$310,000
4000 CLIFTON Avenue, El Paso, TX 79903
Residential Income, El Paso, TX
Property Size1,820 SF
Lot Size0.16 Acres
Price / SF$170.33
Days on Market2
Property Features for 4000 CLIFTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R1
Appliances
Washer, Refrigerator, Gas Water Heater, Gas Cooktop, Dryer
Subdivision
Government Hill
Elementary school
Coldwell
Middle school
Armendariz
High school
Austin
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
G56999904308600
Size
1,820 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
43 GOVERNMENT HILL 31 & 32 (7000 SQ FT)
Tax Annual Amount
7344
Legal Description
43 GOVERNMENT HILL 31 & 32 (7000 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Central
Amenities
refrigerated air
Building Details
Year built
2015
Number of units
2
Building materials
Stucco
Roof type
Shingle
Listing Agency:
The Purple House Real Estate Group, LLC
(915) 881-4777
Listed By:
Jeffery Shaun Llamas · License #0702270
(915) 422-4946
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 6:06PM
MLS# 950329
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.
Built in 2015, this duplex contains two residential units totaling 1,820 square feet on a 0.16-acre lot. Each unit offers 3 bedrooms and 2 bathrooms, with refrigerated air for cooling and central heating. The property has stucco construction, a shingle roof, and public sewer service.
One residence is occupied while the other is vacant, providing the flexibility identified for an owner-occupant or investor. The property is positioned near I-10 and US-54 in El Paso. Appliances include washers, refrigerators, gas water heaters, gas cooktops, and dryers. Zoning is R1.
One residence is occupied while the other is vacant, providing the flexibility identified for an owner-occupant or investor. The property is positioned near I-10 and US-54 in El Paso. Appliances include washers, refrigerators, gas water heaters, gas cooktops, and dryers. Zoning is R1.
Key Highlights
- Two‑unit duplex with 1,820 square feet of building area
- Each unit includes 3 bedrooms and 2 bathrooms
- One unit occupied; the other unit is vacant
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
$16,455
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
5.31%
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%
$329,100
$329.1K
Cap Rate 7%
$235,071
$235.1K
Cap Rate 9%
$182,833
$182.8K
Market Conditions
NOI Build-Up for 1,820 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
$24.7K $13.56/SF
− Vacancy
−$1.2K −$0.64/SF
EGI
$23.5K $12.92/SF
− OpEx
−$7.1K −$3.87/SF
NOI
$16.5K $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%
$329,100
Cap Rate 7%
$235,071
Cap Rate 9%
$182,833
Alternative Uses
Best Use
Multifamily LT 5
$235.1K
$205.7K – $274.3K
NOI $16,455 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$216.8K
$189.7K – $253.0K
NOI $15,177 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$456.6K
$399.5K – $532.7K
NOI $31,962 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
746
Businesses Nearby
Explore this area
Business Placement
Demographics for 79903, TX
16,425
Population
6,708
Households
2.4
Avg Household Size
44
Median Age
16%
College-Educated
74%
High-School Grad
3.0 sq mi
ZIP Area
5,475
Density / Sq Mi
$38,294
Median Household Income
$24,288
Median Earnings
$883
Median Rent
$118,300
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?
Duplex - R1-zoned duplex includes one occupied unit and one vacant unit.
Where is this duplex located?
The property is located at 4000 CLIFTON Avenue El Paso, TX.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,820 square feet of building area; Each unit includes 3 bedrooms and 2 bathrooms; One unit occupied; the other unit is vacant
