Four-Unit
For Sale
$555,000
7838 MOUNT LATONA Drive, El Paso, TX 79904
Residential Income, El Paso, TX
Property Size2,485 SF
Lot Size0.14 Acres
Price / SF$223.34
Days on Market86
Property Features for 7838 MOUNT LATONA Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
A2
Appliances
Refrigerator, Free-Standing Gas Oven
Subdivision
Sunrise Acres
Elementary school
Sunrise Elementary
Middle school
Magoffin
High school
Irvin
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
S917999002F3100
Size
2,485 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
SUNRISE ACRES #2 S 83 FT OF W 1/2 OF 153
Tax Annual Amount
16000
Legal Description
SUNRISE ACRES #2 S 83 FT OF W 1/2 OF 153
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
refrigerated air
granite countertops
washer/dryer hookups
private rear patio
Building Details
Year built
2023
Number of units
4
Flooring type
Tile
Building materials
Stucco
Roof type
Shingle
Listing Agency:
Realty One Group Mendez Burk
(915) 231-1225
Listed By:
Ana Cristina Rodriguez · License #0688937
(915) 256-8008
Added: Jun 15
Changed: Sep 7
Last Checked: Sep 8 at 7:06AM
MLS# 946202
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 2023, this 2,485-square-foot quadplex contains four two-bedroom, one-bath apartments. Unit interiors feature tile flooring, granite kitchen countertops, refrigerated air, and washer/dryer hookups. Refrigerators and free-standing gas ovens are included, while stucco construction and a shingle roof complete the building improvements.
Each apartment has a private rear patio and one designated parking space. The property occupies 0.14 acres, carries A2 zoning, and is served by public sewer. Central heating and central air support year-round interior comfort across the four-unit configuration.
Each apartment has a private rear patio and one designated parking space. The property occupies 0.14 acres, carries A2 zoning, and is served by public sewer. Central heating and central air support year-round interior comfort across the four-unit configuration.
Key Highlights
- Four apartments, each with 2 bedrooms and 1 bath
- 2,485 square feet on 0.14 acres
- Built in 2023
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
$22,467
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
4.05%
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%
$449,340
$449.3K
Cap Rate 7%
$320,957
$321.0K
Cap Rate 9%
$249,633
$249.6K
Market Conditions
NOI Build-Up for 2,485 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
$33.7K $13.56/SF
− Vacancy
−$1.6K −$0.64/SF
EGI
$32.1K $12.92/SF
− OpEx
−$9.6K −$3.87/SF
NOI
$22.5K $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%
$449,340
Cap Rate 7%
$320,957
Cap Rate 9%
$249,633
Alternative Uses
Best Use
Multifamily LT 5
$321.0K
$280.8K – $374.5K
NOI $22,467 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$296.0K
$259.0K – $345.4K
NOI $20,723 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$623.4K
$545.5K – $727.3K
NOI $43,640 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
373
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Each apartment includes two bedrooms, one bath, tile floors, and washer/dryer hookups.
Where is this quadplex located?
The property is located at 7838 MOUNT LATONA Drive El Paso, TX.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: Four apartments, each with 2 bedrooms and 1 bath; 2,485 square feet on 0.14 acres; Built in 2023
