Two-Unit Brick
For Sale
$435,000
9308-10 DAUGHERTY Drive, El Paso, TX 79925
Residential Income, El Paso, TX
Property Size2,519 SF
Lot Size0.14 Acres
Price / SF$172.69
Days on Market9
Property Features for 9308-10 DAUGHERTY Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R4
Parking
5
Appliances
Refrigerator, Gas Water Heater, Free-Standing Electric Oven, Fan Hood, Dishwasher
Subdivision
Cielo Vista Park
Elementary school
Cielo Vist
Middle school
Mcarthur
High school
Burges
Elementary school district
El Paso
Middle school district
El Paso
High school district
El Paso
Standard status
Active
APN
C51899914801300 and C51899914801301
Size
2,519 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
148 CIELO VISTA PARK #DD LOT 7 (HOMESITE) (5881.00 SQ FT)
Tax Annual Amount
8307
Legal Description
148 CIELO VISTA PARK #DD LOT 7 (HOMESITE) (5881.00 SQ FT)
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Central
Building Details
Year built
1972
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Brick
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
El Paso Rentals and Realty
(915) 594-3377
Listed By:
Liz Arellano-Wiggins
(915) 478-2051
Added: Sep 24
Changed: Sep 30
Last Checked: Oct 2 at 2:06AM
MLS# 951863
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 brick duplex in El Paso contains two units across 2,519 square feet on a 0.14-acre lot. One residence has three bedrooms and two bathrooms; the second unit’s layout is not specified. Built in 1972, the property has ceramic tile flooring, a shingle roof, and natural gas availability. Listed appliances include a refrigerator, dishwasher, free-standing electric oven, and fan hood. Heating is described as central, natural gas, and hot water, with public sewer service and R4 zoning.
The property is near El Paso International Airport, Fort Bliss, Cielo Vista Mall, and The Fountains at Farah, as well as shopping, dining, banks, churches, and everyday services. The address is 9308-10 Daugherty Drive, El Paso, TX 79925.
The property is near El Paso International Airport, Fort Bliss, Cielo Vista Mall, and The Fountains at Farah, as well as shopping, dining, banks, churches, and everyday services. The address is 9308-10 Daugherty Drive, El Paso, TX 79925.
Key Highlights
- Two residential units in a 2,519‑square‑foot duplex
- 0.14‑acre lot with R4 zoning
- One unit offers 3 bedrooms and 2 bathrooms
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
$22,775
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
5.24%
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%
$455,500
$455.5K
Cap Rate 7%
$325,357
$325.4K
Cap Rate 9%
$253,056
$253.1K
Market Conditions
NOI Build-Up for 2,519 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
$34.2K $13.56/SF
− Vacancy
−$1.6K −$0.64/SF
EGI
$32.5K $12.92/SF
− OpEx
−$9.8K −$3.87/SF
NOI
$22.8K $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%
$455,500
Cap Rate 7%
$325,357
Cap Rate 9%
$253,056
Alternative Uses
Best Use
Multifamily LT 5
$325.4K
$284.7K – $379.6K
NOI $22,775 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$300.1K
$262.6K – $350.1K
NOI $21,006 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$632.0K
$553.0K – $737.3K
NOI $44,237 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
901
Businesses Nearby
Explore this area
Business Placement
Demographics for 79925, TX
38,422
Population
16,272
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
85%
High-School Grad
17.5 sq mi
ZIP Area
2,196
Density / Sq Mi
$57,735
Median Household Income
$34,167
Median Earnings
$1,039
Median Rent
$176,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - One residence has three bedrooms and two baths, with a separate second unit on the property.
Where is this duplex located?
The property is located at 9308-10 DAUGHERTY Drive El Paso, TX.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Two residential units in a 2,519‑square‑foot duplex; 0.14‑acre lot with R4 zoning; One unit offers 3 bedrooms and 2 bathrooms
