Flex Space With
For Sale
$850,000
609 S STANTON Street, El Paso, TX 79901
COMMERCIAL - El Paso, TX
Property Size12,418 SF
Lot Size0.29 Acres
Price / SF$68.45
Days on Market209
Property Features for 609 S STANTON Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C4
Fireplace
1
Standard status
Active
APN
C05099910300500
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
103 CAMPBELL 5 & 6 & S 3.98 FT OF 7 & W 57.50 FT OF 1 TO 4 (12697.00 SQ FT)
Legal Description
103 CAMPBELL 5 & 6 & S 3.98 FT OF 7 & W 57.50 FT OF 1 TO 4 (12697.00 SQ FT)
Building Details
Floors in Building
1
Listing Agency:
Keller Williams Realty
(915) 603-5293
Listed By:
Armando Sarti
(915) 288-5287
Added: Jan 28
Changed: Aug 4
Last Checked: Aug 25 at 10:06AM
MLS# 937272
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 flex-space property combines two commercial areas with a substantial warehouse, creating a 12,418-square-foot configuration for retail, distribution, storage, or service-oriented operations. The improvements sit on 0.29 acres and are zoned C4, with a layout that can accommodate multiple commercial occupants or an owner-user operation.
The property is located at 609 S STANTON Street in El Paso, two blocks from the Stanton International Bridge. Its position near the international crossing provides direct proximity to cross-border activity and the surrounding downtown commercial corridor. The site offers a practical combination of commercial space and warehouse capacity for businesses requiring both customer-facing and storage or distribution areas.
The property is located at 609 S STANTON Street in El Paso, two blocks from the Stanton International Bridge. Its position near the international crossing provides direct proximity to cross-border activity and the surrounding downtown commercial corridor. The site offers a practical combination of commercial space and warehouse capacity for businesses requiring both customer-facing and storage or distribution areas.
Key Highlights
- 12,418‑square‑foot flex‑space property with two commercial spaces and a warehouse
- 0.29‑acre lot with C4 zoning
- Two blocks from the Stanton International Bridge
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
$72,274
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
8.50%
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%
$1,445,480
$1.4M
Cap Rate 7%
$1,032,486
$1.0M
Cap Rate 9%
$803,044
$803.0K
Market Conditions
NOI Build-Up for 12,418 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
$123.7K $9.96/SF
− Vacancy
−$12.5K −$1.01/SF
EGI
$111.2K $8.95/SF
− OpEx
−$38.9K −$3.13/SF
NOI
$72.3K $5.82/SF
Area
El Paso, TX
Vacancy
10.10%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,445,480
Cap Rate 7%
$1,032,486
Cap Rate 9%
$803,044
Alternative Uses
Best Use
Retail
$2.01M
$1.76M – $2.35M
NOI $140,820 @ 7.0% cap · market cap 16.57%
Second Best
Flex RnD
$1.03M
$903.4K – $1.20M
NOI $72,274 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$3.12M
$2.73M – $3.63M
NOI $218,077 @ 7.0% cap · market cap 25.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,292
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 79901, TX
10,027
Population
4,571
Households
2.2
Avg Household Size
40
Median Age
7%
College-Educated
46%
High-School Grad
2.2 sq mi
ZIP Area
4,558
Density / Sq Mi
$13,984
Median Household Income
$19,026
Median Earnings
$517
Median Rent
$93,100
Median Home Value
Market
Vacancy Rate% for Industrial in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two commercial spaces and a warehouse support retail, distribution, storage, or service-oriented operations.
Where is this flex space located?
The property is located at 609 S STANTON Street El Paso, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 12,418‑square‑foot flex‑space property with two commercial spaces and a warehouse; 0.29‑acre lot with C4 zoning; Two blocks from the Stanton International Bridge
