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    Flexible Office Suite in Professional Center Title is generated by Realmo AI

    1482 S St. Francis Drive, Santa Fe, NM 87505

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    For Sale
    $399,000

    COMMERCIAL - Santa Fe, NM

    Property size:
    2,562 SF
    Price / SF:
    $155/SF
    Added:
    Mar 9, 2026
    Days on Market:
    91
    Last Refresh:
    Jun 7 at 3:06 am

    Property Features for 1482 S St. Francis Drive

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C-1
    Parking features
    Parking Lot
    Standard status
    Active
    APN
    18402643
    Size
    2,562 SF

    Taxes and HOA fees

    Tax Description
    T17N R9E S35, ST FRANCIS PROF. CENTER, LOT 23~, to be verified by title

    Utilities

    Water source
    Public

    Building Details

    Year built
    1991
    Roof type
    Flat, Foam

    We can help!

    Listing Contact
    Ayden L. Gramm
    Ayden L. Gramm

    Listing agent Ayden L. Gramm License #53193

    Listing office Corcoran Plaza Properties 216 Washington Ave, Santa Fe, NM

    Listing date Mar 9, 2026

    MLS# 202600800

    Copyright © 2026 Santa Fe Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Flexible office space suitable for various professional uses (wellness, legal, accounting, etc.)
    • Configured as two separate suites, providing excellent flexibility.
    • Includes 7 private offices, 2 bathrooms, and 2 waiting areas.
    • Features a kitchenette and large multi‑use space.
    • Two large storage rooms available.
    • Located in St. Francis Professional Center with great visibility and parking lot.

    Overview

    This flexible office suite is located within the St. Francis Professional Center and was previously configured as two separate suites. The unit features seven private offices, two bathrooms, one kitchenette, two large storage rooms, and two waiting areas. One portion of the space was used as the larger suite with offices on two floors, including a kitchenette, bathroom, and waiting area, plus a very large multi-use storage area that can support open workspace needs.

    The suite is described as well located within the complex with great visibility, offering an accessible setup for client-facing services. The existing interior arrangement provides distinct zones for reception and consultation, along with substantial storage for files and supplies.

    The layout is practical for professional and wellness-oriented users that need a mix of private office space, client waiting areas, and back-of-house storage. It also suits buyers looking for a space that can operate as a unified office or be reconfigured back into two functional suites depending on staffing and workflow needs.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $55.3k $21.60
    − Vacancy −$8.3k −$3.24
    EGI $47.0k $18.36
    − OpEx −$11.8k −$4.59
    NOI $35.3k $13.77
    2,562 SF · lease $21.60/SF/yr · vacancy 15.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $504.0K
    $441.0K – $588.0K (±1% cap)
    NOI $35,279 @ 7.0% cap · market cap 8.84%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $695.7K
    $608.7K – $811.6K (±1% cap)
    NOI $48,698 @ 7.0% cap · market cap 12.21%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Hair Salon Dental Office Nail Salon Building Supply Daycare Center Kitchen & Bath Showroom Spa & Massage Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Santa Fe
    County
    Santa Fe
    State
    New Mexico
    Longitude
    -105.957652
    Latitude
    35.6644972

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    FAQs

    What type of property is this?
    Office units - Purchase a configurable office layout with multiple offices, two restrooms, and kitchenette in a professional center setting.
    Where is this office units located?
    The property is located at 1482 S St. Francis Drive Santa Fe, NM.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: Flexible office space suitable for various professional uses (wellness, legal, accounting, etc.); Configured as two separate suites, providing excellent flexibility.; Includes 7 private offices, 2 bathrooms, and 2 waiting areas.
    (310) 467-7017
    We can help!
    Listing Contact
    Ayden L. Gramm
    Ayden L. Gramm
    Real Estate License ID: 53193
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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