Duplex Across From Shawver
For Sale
$325,000
435 ARVIN Circle, El Paso, TX 79907
MULTI_FAMILY - El Paso, TX
Property Size2,540 SF
Lot Size0.21 Acres
Price / SF$127.95
Days on Market16
Property Features for 435 ARVIN Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R1
Parking
2
Appliances
Washer Hookup, Refrigerator, Gas Water Heater, Gas Cooktop, Built-In Gas Oven
Subdivision
Fresno Park
Elementary school
Pasodale
Middle school
Rio Bravo
High school
Ysleta
Elementary school district
Ysleta
Middle school district
Ysleta
High school district
Ysleta
Standard status
Active
APN
F76399900509300
Size
2,540 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
5 FRESNO PARK REPLAT LOT 23 (9028.83 SQ FT)
Tax Annual Amount
7564
Legal Description
5 FRESNO PARK REPLAT LOT 23 (9028.83 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Central
Building Details
Year built
1986
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Brick Veneer, Stucco
Roof type
Shingle
Listing Agency:
KASA Realty Group
(915) 792-6761
Listed By:
Rocio Ibarra
(915) 478-4122
Added: Aug 17
Last Checked: Sep 1 at 7:06PM
MLS# 949497
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.
This duplex contains two separate residences, with each unit configured as three bedrooms and one bathroom. The property provides 2,540 square feet on a 0.21-acre lot and was built in 1986. Interior features include ceramic tile flooring, central heating, and refrigerated air. Each unit is supported by practical kitchen and utility amenities, including a gas cooktop, built-in gas oven, refrigerator, gas water heater, and washer hookups.
The property is positioned directly across from Shawver Park in El Paso’s Lower Valley. It is served by public sewer and carries R1 zoning. Exterior construction includes brick veneer and stucco, with a shingle roof.
The property is positioned directly across from Shawver Park in El Paso’s Lower Valley. It is served by public sewer and carries R1 zoning. Exterior construction includes brick veneer and stucco, with a shingle roof.
Key Highlights
- Two separate units, each with 3 bedrooms and 1 bathroom
- 2,540 square feet on a 0.21‑acre lot
- Directly across from Shawver Park
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
$22,964
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
7.07%
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%
$459,280
$459.3K
Cap Rate 7%
$328,057
$328.1K
Cap Rate 9%
$255,156
$255.2K
Market Conditions
NOI Build-Up for 2,540 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
$34.4K $13.56/SF
− Vacancy
−$1.6K −$0.64/SF
EGI
$32.8K $12.92/SF
− OpEx
−$9.8K −$3.87/SF
NOI
$23.0K $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%
$459,280
Cap Rate 7%
$328,057
Cap Rate 9%
$255,156
Alternative Uses
Best Use
Multifamily LT 5
$328.1K
$287.1K – $382.7K
NOI $22,964 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$302.6K
$264.8K – $353.0K
NOI $21,181 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$637.2K
$557.6K – $743.4K
NOI $44,606 @ 7.0% cap · market cap 13.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Explore this area
Business Placement
Demographics for 79907, TX
50,971
Population
17,505
Households
2.9
Avg Household Size
39
Median Age
13%
College-Educated
71%
High-School Grad
13.7 sq mi
ZIP Area
3,721
Density / Sq Mi
$41,901
Median Household Income
$25,661
Median Earnings
$910
Median Rent
$110,600
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 - Two independent residences provide flexible occupancy and rental-use options.
Where is this duplex located?
The property is located at 435 ARVIN Circle El Paso, TX.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two separate units, each with 3 bedrooms and 1 bathroom; 2,540 square feet on a 0.21‑acre lot; Directly across from Shawver Park
