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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Retail space
416 El Paso St El Paso, TX 79901-2318
Individually Owned
1-yr Hold
Free & Clear
Property ID
US82-4647081
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1901
Total area
4,440 SF
Lot
0.1 ac (4,439 SF)
Zoning code
C5
APN
M473-999-0340-2900
UPID
US82-4647081
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Premier Uniform & Tactical Gear (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$400k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$531k
Blend (final)
Blend
$570k
Owner & transaction history
Melissa Altus Ayala · 1 yrs held
Melissa Altus Ayala
since 2025
2 recorded transactions
Zoning & alternative use
C5 · El Paso, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Auto repair, garage
$595,000
+57.4%
Office building
$395,000
+4.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs El Paso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Paso submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$400,000
CAP Approach
CAP Return
Estimation
6%
$840,000
6.5%
$775,000
7%
$720,000
Alternative Use
Use
Estimation
RETAIL STORES
$380,000
Current use
AUTO REPAIR, GARAGE
$595,000
Change: +57% · Conversion: Difficult
OFFICE BUILDING
$395,000
Change: +4% · Conversion: Easy
MEDICAL BUILDING
$355,000
Change: -6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$355,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$128 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$11,303
Tax year 2023
Assessed value
$391,631
Assessed 2023
Previous assessed
$391,631
+0.0% YoY
Effective rate
2.89%
On assessed value
Assessed land
$266,400
Assessed improvement
$125,231
Land market value
$266,400
Improvement market value
$125,231
Total market value
$391,631
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1901
Heating
FORCED AIR
Cooling
EVAPORATIVE
Stories
1
Total area
4,440 SF
Lot
0.1 ac (4,439 SF)
Zoning code
C5
APN
M473-999-0340-2900
UPID
US82-4647081
Jurisdiction
EL PASO
Zoning & alternative use
C5 · El Paso, TXZoning C5 · permitted uses
C5 · El Paso, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$380,000
AUTO REPAIR, GARAGE
Est. value
$595,000
OFFICE BUILDING
Est. value
$395,000
MEDICAL BUILDING
Est. value
$355,000
COMMERCIAL (GENERAL)
Est. value
$355,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1901
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Melissa Altus Ayala
Individual
Free & Clear · 1 yrs held
Mailing address
825 SINGING HLS DR, EL PASO, TX 79912-3429
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2025
—
Melissa Altus Ayala
Alan D Gluth
Deed
—
Jun 7, 2005
—
Ninette G Altus
Altus,frank
Quit Claim Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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