Renovated Two-Unit
For Sale
$325,000
4500 ARLEN Avenue, El Paso, TX 79904
Residential Income, El Paso, TX
Property Size1,700 SF
Lot Size0.16 Acres
Price / SF$191.18
Days on Market75
Property Features for 4500 ARLEN Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
M3
Parking
2
Appliances
Washer Hookup, Refrigerator, Microwave, Free-Standing Gas Oven, Dishwasher
Subdivision
Del Norte Acres
Elementary school
H R Moye
Middle school
Canyonh
High school
Irvin
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
D36199900402700
Size
1,700 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
4 DEL NORTE ACRES W 65 FT OF N 104 FT OF 3 (6760.00 SQ FT)
Tax Annual Amount
5085
Legal Description
4 DEL NORTE ACRES W 65 FT OF N 104 FT OF 3 (6760.00 SQ FT)
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s)
Amenities
refrigerated air
stainless steel appliances
Building Details
Year built
1980
Number of units
2
Flooring type
Laminate, Tile
Building materials
Stucco
Roof type
Composition, Shingle
Listing Agency:
Home Pros Real Estate Group
(915) 585-8806
Listed By:
Paul Glenn Smith · License #0699641
(915) 780-8566
Added: Jul 20
Changed: Oct 1
Last Checked: Oct 2 at 3:06AM
MLS# 947958
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 renovated duplex contains two residences, each offering two bedrooms, one bathroom, and 850 square feet of living area. The kitchens include stainless-steel appliances, and the property has laminate and tile flooring, central heating, and ceiling fans. Both units are vacant and individually metered. The 1980-built structure sits on a 0.16-acre lot and is finished with stucco beneath a composition shingle roof.
The property is near Fort Bliss, with access to I-10 and US-54. Shopping, dining, entertainment, parks, and schools are also identified in the surrounding area. Public sewer serves the property, and zoning is M3.
The property is near Fort Bliss, with access to I-10 and US-54. Shopping, dining, entertainment, parks, and schools are also identified in the surrounding area. Public sewer serves the property, and zoning is M3.
Key Highlights
- Two units, each with 2 bedrooms, 1 bathroom, and 850 square feet
- Both units are vacant and individually metered
- Renovated interiors include stainless‑steel kitchen appliances
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
$15,370
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
4.73%
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%
$307,400
$307.4K
Cap Rate 7%
$219,571
$219.6K
Cap Rate 9%
$170,778
$170.8K
Market Conditions
NOI Build-Up for 1,700 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
$23.1K $13.56/SF
− Vacancy
−$1.1K −$0.64/SF
EGI
$22.0K $12.92/SF
− OpEx
−$6.6K −$3.87/SF
NOI
$15.4K $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%
$307,400
Cap Rate 7%
$219,571
Cap Rate 9%
$170,778
Alternative Uses
Best Use
Multifamily LT 5
$219.6K
$192.1K – $256.2K
NOI $15,370 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$202.5K
$177.2K – $236.3K
NOI $14,176 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$426.5K
$373.2K – $497.6K
NOI $29,854 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Explore this area
Business Placement
Demographics for 79904, TX
31,491
Population
13,571
Households
2.3
Avg Household Size
33
Median Age
14%
College-Educated
78%
High-School Grad
12.0 sq mi
ZIP Area
2,624
Density / Sq Mi
$40,892
Median Household Income
$28,775
Median Earnings
$1,017
Median Rent
$117,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Both residences are vacant and separately metered, providing independent utility service.
Where is this duplex located?
The property is located at 4500 ARLEN Avenue 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 units, each with 2 bedrooms, 1 bathroom, and 850 square feet; Both units are vacant and individually metered; Renovated interiors include stainless‑steel kitchen appliances
