Zoned C3 Retail Building with Two
For Sale
$1,050,000
9429 Dyer Street, El Paso, TX 79924
Two-unit retail building in a C3 zone, renovated in 2000, offering an owner-user or re-leasing path.
Property Size3,370 SF
Price / SF$311.57
Days on Market72
Property Features for 9429 Dyer Street
General Information
Standard status
Active
Size
3,370 SF
Property subtype
Retail
Zoning
C3
Occupancy
50%
Building Details
Building Size
3,370 SF
Year Built
1977
Year Renovated
2000
Listing Agency:
SVN | Fortune Real Estate
(915) 479-3550
Listed By:
James Salome · License #TX #0093402
(915) 479-3550
Source:
Salomerealestate
Added: Jun 17
Changed: Aug 26
Last Checked: Aug 26 at 1:07PM
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 SVN | Fortune Real Estate
Investment Insights
Based on property information with market context.
This for-sale retail building totals 3,370 square feet and is configured as two units. The property was renovated in 2000. Current occupancy is reported at 50%, supporting options for an owner-occupant strategy or re-leasing of available space.
The asset is located at 9429 Dyer St in El Paso, Texas, in the northeast area. Public remarks note nearby national quick-service and restaurant tenants, including Chipotle and Chick-fil-A.
For buyers seeking a retail property they can operate themselves, the two-unit layout offers flexibility in how space can be used day-to-day. For investors or landlords, the reported partial occupancy creates a clear leasing focus for finishing up tenancy across the remaining unit(s). With C3 zoning, the building is positioned for a range of retail and service-oriented uses consistent with that zoning classification.
The asset is located at 9429 Dyer St in El Paso, Texas, in the northeast area. Public remarks note nearby national quick-service and restaurant tenants, including Chipotle and Chick-fil-A.
For buyers seeking a retail property they can operate themselves, the two-unit layout offers flexibility in how space can be used day-to-day. For investors or landlords, the reported partial occupancy creates a clear leasing focus for finishing up tenancy across the remaining unit(s). With C3 zoning, the building is positioned for a range of retail and service-oriented uses consistent with that zoning classification.
Key Highlights
- 3,370 SF two‑unit retail building
- Renovated in 2000
- Zoned C3
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
$32,554
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
3.10%
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%
$651,080
$651.1K
Cap Rate 7%
$465,057
$465.1K
Cap Rate 9%
$361,711
$361.7K
Market Conditions
NOI Build-Up for 3,370 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
$50.6K $15.00/SF
− Vacancy
−$4.0K −$1.20/SF
EGI
$46.5K $13.80/SF
− OpEx
−$14.0K −$4.14/SF
NOI
$32.6K $9.66/SF
Area
ZIP 79924
Vacancy
8.00%
Lease Rate
$15.00 /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%
$651,080
Cap Rate 7%
$465,057
Cap Rate 9%
$361,711
Alternative Uses
Best Use
Retail
$465.1K
$406.9K – $542.6K
NOI $32,554 @ 7.0% cap · market cap 3.10%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$30.70M
$26.86M – $35.81M
NOI $2,148,891 @ 7.0% cap · market cap 204.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
504
Businesses Nearby
355k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 46%
Shops & Services 30%
Apparel 23%
Burlington
Apparel
51,924 visits/mo
0.1 miles
McDonald's
Dining
44,339 visits/mo
0.1 miles
Five Below
Shops & Services
42,379 visits/mo
0.1 miles
Ross Dress for Less
Apparel
24,461 visits/mo
0.1 miles
Panda Express
Dining
20,539 visits/mo
0.2 miles
Demographics for 79924, TX
58,721
Population
23,009
Households
2.6
Avg Household Size
36
Median Age
19%
College-Educated
81%
High-School Grad
12.4 sq mi
ZIP Area
4,736
Density / Sq Mi
$56,786
Median Household Income
$29,782
Median Earnings
$1,062
Median Rent
$131,200
Median Home Value
Market
Vacancy Rate% for Retail in El Paso, TX
Questions? Ask Rey
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- Como La Flor Flowers and Balloons — 9411 Dyer St Suite D, El Paso, TX 79924
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Frequently Asked Questions
What type of property is this?
Storefront property - Two-unit retail building in a C3 zone, renovated in 2000, offering an owner-user or re-leasing path.
Where is this storefront property located?
The property is located at 9429 Dyer Street El Paso, TX.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 3,370 SF two‑unit retail building; Renovated in 2000; Zoned C3
