El Paso Commercial Building For
For Sale
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4045 N Mesa St, El Paso, TX 79902
21,740 SF commercial building on 1.01 AC for sale.
Property Size21,740 SF
Lot Size1.01 Acres
Price / SF$114
Days on Market1610
Property Features for 4045 N Mesa St
General Information
Standard status
Active
Size
21,740 SF
Lot size
1.01 Acres
Property subtype
Office
Zoning
C-3
Building Details
Buildings
1
Listing Agency:
Cushman & Wakefield PIRES International
(915) 893-8888
Listed By:
Brett Preston · License #20383
Source:
Crexi
Added: Apr 6, 2022
Changed: Aug 31
Last Checked: Aug 31 at 11:04PM
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 Cushman & Wakefield PIRES International
Investment Insights
Based on property information with market context.
The property features a building with an area of approximately 21,740 square feet, situated on a 1.01-acre site. It is zoned C-3. Real estate taxes for 2021 were $41,557.01. The building includes private offices, a bullpen area, a large conference room, and a warehouse area. The warehouse has a dock-high door and a roll-up door. The property has undergone numerous remodels. It is located within a HUBZone (SBA), an Empowerment Zone (City of El Paso, TX), and a Transportation Reinvestment Zone Parcel (City of El Paso, TX).
Key Highlights
- ±21,740 SF Building on 1.01 AC Site
- Located in HUBZone (SBA), Empowerment Zone & Transportation Reinvestment Zone
- Zoning: C‑3
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
$125,591
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
5.02%
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%
$2,511,820
$2.5M
Cap Rate 7%
$1,794,157
$1.8M
Cap Rate 9%
$1,395,456
$1.4M
Market Conditions
NOI Build-Up for 21,740 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
$164.4K $7.56/SF
− Vacancy
−$16.6K −$0.76/SF
EGI
$147.8K $6.80/SF
− OpEx
−$22.2K −$1.02/SF
NOI
$125.6K $5.78/SF
Area
El Paso, TX
Vacancy
10.10%
Lease Rate
$7.56 /SF/Yr
Expense Ratio
15.00%
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%
$2,511,820
Cap Rate 7%
$1,794,157
Cap Rate 9%
$1,395,456
Alternative Uses
Best Use
Office B
$3.93M
$3.44M – $4.59M
NOI $275,194 @ 7.0% cap · market cap 11.01%
Second Best
Warehouse
$1.79M
$1.57M – $2.09M
NOI $125,591 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$5.45M
$4.77M – $6.36M
NOI $381,784 @ 7.0% cap · market cap 15.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
943
Businesses Nearby
Explore this area
Business Placement
Demographics for 79902, TX
20,071
Population
9,752
Households
2.1
Avg Household Size
38
Median Age
39%
College-Educated
81%
High-School Grad
6.5 sq mi
ZIP Area
3,088
Density / Sq Mi
$45,333
Median Household Income
$33,495
Median Earnings
$777
Median Rent
$223,300
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 21,740 SF commercial building on 1.01 AC for sale.
Where is this office building located?
The property is located at 4045 N Mesa St El Paso, TX.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: ±21,740 SF Building on 1.01 AC Site; Located in HUBZone (SBA), Empowerment Zone & Transportation Reinvestment Zone; Zoning: C‑3
