Downtown El Paso Executive
For Sale
Contact for pricing
641 N Stanton St, El Paso, TX 79901
Prime downtown El Paso office building for sale or lease.
Property Size15,684 SF
Price / SF$255.04
Days on Market170
Property Features for 641 N Stanton St
General Information
Standard status
Active
Size
15,684 SF
Class
B
Total Parking Spaces
35
Property subtype
Office
Zoning
C-5
Lease Type
NNN
Building Details
Year Built
2000
Year Renovated
2023
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
Heritage Group
(915) 317-8845
Listed By:
Nadia Baem · License #637396
Source:
Crexi
Added: Mar 14
Changed: Aug 26
Last Checked: Aug 29 at 9:45AM
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 Heritage Group
Investment Insights
Based on property information with market context.
Located in downtown El Paso, 641 N Stanton is an executive office building available for sale or lease. The property is situated in the heart of downtown El Paso, offering walkable access to businesses, restaurants, bars, and the Chihuahua baseball stadium. Its location fronts the I-10 E ramp, enhancing convenience and connectivity. The property features a covered parking garage with 20 indoor and 20 outdoor parking spaces, remote control access, and enhanced security systems. An outdoor terrace provides views of Uptown and overlooks the proposed Downtown Deck Park. The second floor is a newly renovated office space with an efficient horseshoe layout. The third floor is currently occupied by First National Bank. The building has a total size of 15684 square feet.
Key Highlights
- Prime downtown El Paso location with walkable access to businesses, restaurants, bars, and the baseball stadium.
- On‑site covered parking garage with 20 indoor and 20 outdoor spaces, remote control access, and enhanced security.
- Direct access to I‑10 E ramp, enhancing connectivity.
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
$198,535
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
4.96%
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%
$3,970,700
$4.0M
Cap Rate 7%
$2,836,214
$2.8M
Cap Rate 9%
$2,205,944
$2.2M
Market Conditions
NOI Build-Up for 15,684 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
$325.6K $20.76/SF
− Vacancy
−$60.9K −$3.88/SF
EGI
$264.7K $16.88/SF
− OpEx
−$66.2K −$4.22/SF
NOI
$198.5K $12.66/SF
Area
El Paso, TX
Vacancy
18.70%
Lease Rate
$20.76 /SF/Yr
Expense Ratio
25.00%
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%
$3,970,700
Cap Rate 7%
$2,836,214
Cap Rate 9%
$2,205,944
Alternative Uses
Best Use
Office B
$2.84M
$2.48M – $3.31M
NOI $198,535 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.93M
$3.44M – $4.59M
NOI $275,433 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,215
Businesses Nearby
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 Office in El Paso, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Prime downtown El Paso office building for sale or lease.
Where is this office building located?
The property is located at 641 N Stanton St El Paso, TX.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Prime downtown El Paso location with walkable access to businesses, restaurants, bars, and the baseball stadium.; On‑site covered parking garage with 20 indoor and 20 outdoor spaces, remote control access, and enhanced security.; Direct access to I‑10 E ramp, enhancing connectivity.
