Five-Unit Multifamily
For Sale
$449,000
8168 Valley View Dr, El Paso, TX 79907
Multifamily property combining a detached two-bedroom house with four individually fenced apartment units.
Property Size3,810 SF
Price / SF$117.85
Days on Market182
Property Features for 8168 Valley View Dr
General Information
Standard status
Active
Size
3,810 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$7,339
Listing Agency:
Realty One Group Mendez Burk
(915) 261-8627
Listed By:
Celeste Palacios
(915) 261-8627
Source:
Exprealty
Added: Mar 3
Changed: Aug 30
Last Checked: Aug 30 at 10:32PM
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 Realty One Group Mendez Burk
Investment Insights
Based on property information with market context.
This multifamily property at 8168 Valley View Dr includes 3,810 square feet across a main house and four apartment units on a 0.51-acre lot. The house provides approximately 810 sq ft with 2 bedrooms, 1 bathroom, a garage, xeriscape landscaping, and mini-split cooling. Each apartment measures approximately 750 sq ft and includes 2 bedrooms, 1 bathroom, ceiling fans, a refrigerator, gas stove, and a separate wood-fenced yard.
The property offers access to Yarbrough Rd and Loop 375, with J.P. Shawver Park within walking distance. The combination of a detached residence and four apartments creates a five-unit configuration with distinct outdoor areas for each apartment.
The property offers access to Yarbrough Rd and Loop 375, with J.P. Shawver Park within walking distance. The combination of a detached residence and four apartments creates a five-unit configuration with distinct outdoor areas for each apartment.
Key Highlights
- 0.51‑acre lot with 3,810 square feet across five residential units
- Main house includes approximately 810 sq ft, 2 bedrooms, 1 bathroom, and a garage
- Four apartments each provide approximately 750 sq ft, 2 bedrooms, and 1 bathroom
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
$31,772
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
7.08%
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%
$635,440
$635.4K
Cap Rate 7%
$453,886
$453.9K
Cap Rate 9%
$353,022
$353.0K
Market Conditions
NOI Build-Up for 3,810 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
$60.8K $15.96/SF
− Vacancy
−$3.0K −$0.80/SF
EGI
$57.8K $15.16/SF
− OpEx
−$26.0K −$6.82/SF
NOI
$31.8K $8.34/SF
Area
El Paso, TX
Vacancy
5.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
45.00%
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%
$635,440
Cap Rate 7%
$453,886
Cap Rate 9%
$353,022
Alternative Uses
Best Use
Apartment 5plus
$453.9K
$397.2K – $529.5K
NOI $31,772 @ 7.0% cap · market cap 7.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$955.8K
$836.4K – $1.12M
NOI $66,909 @ 7.0% cap · market cap 14.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property combining a detached two-bedroom house with four individually fenced apartment units.
Where is this apartment building located?
The property is located at 8168 Valley View Dr El Paso, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 0.51‑acre lot with 3,810 square feet across five residential units; Main house includes approximately 810 sq ft, 2 bedrooms, 1 bathroom, and a garage; Four apartments each provide approximately 750 sq ft, 2 bedrooms, and 1 bathroom
