New Construction
For Sale
$650,000
401 Borrego Road, San Elizario, TX 79849
Four-unit residential property with a two-building layout and R4 zoning in San Elizario.
Property Size3,428 SF
Price / SF$189.61
Days on Market284
Property Features for 401 Borrego Road
General Information
Standard status
Active
Size
3,428 SF
Total Parking Spaces
4
Property subtype
Multi-Family / Quadruplex
Zoning
R4
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$441
Amenities
Yes
Ceramic Tile
See Remarks
.00
Flat
Building Details
Year Built
2025
Buildings
2
Listing Agency:
ClearView Realty
(915) 497-3402
Listed By:
Fabian Sanchez · License #0764584
Source:
Compass
Added: Nov 19, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:11AM
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 ClearView Realty
Investment Insights
Based on property information with market context.
This quadplex comprises two separate buildings, with two residential units in each building, for a total of four units. The property contains 3,428 square feet and includes ceramic tile among the listed interior features. Completion is anticipated for February 2026, positioning the asset as a new-construction residential income property.
Located at 401 Borrego Road in San Elizario, the property is near restaurants, schools, parks, and coffee shops. Clint and Socorro are identified as neighboring communities, providing broader local context for the site. R4 zoning supports the property’s multifamily classification.
Located at 401 Borrego Road in San Elizario, the property is near restaurants, schools, parks, and coffee shops. Clint and Socorro are identified as neighboring communities, providing broader local context for the site. R4 zoning supports the property’s multifamily classification.
Key Highlights
- Four residential units arranged across two buildings
- 3,428 square feet of property area
- Completion anticipated for February 2026
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
$28,427
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
4.37%
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%
$568,540
$568.5K
Cap Rate 7%
$406,100
$406.1K
Cap Rate 9%
$315,856
$315.9K
Market Conditions
NOI Build-Up for 3,428 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
$43.2K $12.60/SF
− Vacancy
−$2.6K −$0.75/SF
EGI
$40.6K $11.85/SF
− OpEx
−$12.2K −$3.55/SF
NOI
$28.4K $8.29/SF
Area
El Paso County, TX
Vacancy
5.98%
Lease Rate
$12.60 /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%
$568,540
Cap Rate 7%
$406,100
Cap Rate 9%
$315,856
Alternative Uses
Best Use
Multifamily LT 5
$406.1K
$355.3K – $473.8K
NOI $28,427 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$372.5K
$325.9K – $434.6K
NOI $26,075 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$619.5K
$542.1K – $722.8K
NOI $43,366 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 79849, TX
14,310
Population
4,182
Households
3.4
Avg Household Size
31
Median Age
5%
College-Educated
60%
High-School Grad
13.6 sq mi
ZIP Area
1,052
Density / Sq Mi
$45,067
Median Household Income
$26,216
Median Earnings
$878
Median Rent
$104,200
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?
Quadplex - Four-unit residential property with a two-building layout and R4 zoning in San Elizario.
Where is this quadplex located?
The property is located at 401 Borrego Road San Elizario, TX.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Four residential units arranged across two buildings; 3,428 square feet of property area; Completion anticipated for February 2026
