Two-Unit Brick Veneer
For Sale
$325,000
435 ARVIN Circle, El Paso, TX 79907
Residential Income, El Paso, TX
Property Size2,540 SF
Lot Size0.21 Acres
Price / SF$127.95
Days on Market47
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
Changed: Sep 20
Last Checked: Oct 2 at 3:06AM
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.
Built in 1986, this duplex contains two separate residences totaling 2540 square feet. Each unit provides three bedrooms and one bathroom, with ceramic tile flooring and refrigerated air. Brick veneer and stucco construction, a shingle roof, central heating, and a gas water heater support the property’s existing residential configuration. Kitchens include a gas cooktop, built-in gas oven, and refrigerator, while washer hookups are also provided.
The 0.21-acre property is located at 435 ARVIN Circle in El Paso, Texas, directly across from Shawver Park. It is served by public sewer and carries R1 zoning, with each residence arranged as a distinct unit within the duplex.
The 0.21-acre property is located at 435 ARVIN Circle in El Paso, Texas, directly across from Shawver Park. It is served by public sewer and carries R1 zoning, with each residence arranged as a distinct unit within the duplex.
Key Highlights
- Two separate units, each with 3 bedrooms and 1 bathroom
- 2540 square feet on a 0.21‑acre lot
- Located 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
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Open Analytics
Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer three bedrooms, one bathroom, ceramic tile flooring, and refrigerated air.
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; 2540 square feet on a 0.21‑acre lot; Located directly across from Shawver Park
