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    Rociada Land with Mountain Views Title is generated by Realmo AI

    163 Goleta Court, Rociada, NM 87742

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    LAND - Rociada, NM

    Lot size:
    1.00 Acre
    Added:
    Feb 24, 2025
    Days on Market:
    462
    Last Refresh:
    Jun 1 at 7:06 pm

    Property Features for 163 Goleta Court

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R0654456
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lot 163 of Subdivision 4-2 Extension, Pendaries Village.
    Tax Annual Amount
    162

    We can help!

    Listing Contact
    Joann Olafson

    Listing agent Joann Olafson License #15216QB

    Listing office Olafson Agency P. O. Box 790, Las Vegas, NM

    Listing date Feb 24, 2025

    MLS# 20251042 Listing URL

    Copyright © 2026 New Mexico MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • One‑acre lot bordering a large private ranch, offering privacy and views of the Rociada valley and Sangre de Cristo mountains.
    • Located within walking distance of the Pendaries public mountain golf course, with hiking, biking, and disc golf opportunities.
    • Convenient location with easy access to Angel Fire, Taos, and Santa Fe.
    • Situated near the end of a cul‑de‑sac in a peaceful setting.
    • Adjacent Lot 162 is also available and has utilities on site (subject to inspection).
    • Ideal location for building a mountain home in Pendaries Village (site built homes only - min. 1250 sq ft).

    Overview

    This one-acre lot, located at 163 Goleta Court in Rociada, NM, offers spectacular views and a peaceful setting near the end of a cul-de-sac. The property, identified as Lot 163, borders a large private ranch, providing privacy and views of the Rociada valley and Sangre de Cristo mountains. Adjacent Lot 162 is also available. The location is within walking distance of the Pendaries public mountain golf course, offering opportunities for hiking, biking, disc golf, and relaxation. This lot is an ideal place to build a mountain home in Pendaries Village. Restrictive covenants apply, including requirements for site-built homes with a minimum of 1250 square feet, and restrictions on camping and RV camping. The property is a short drive from Angel Fire, Taos, and Santa Fe.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Rociada
    County
    San Miguel
    State
    New Mexico
    Longitude
    -105.4161447
    Latitude
    35.81893927

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    FAQs

    What type of property is this?
    Residential land & home lot - One-acre lot with spectacular views near golf course.
    Where is this residential land & home lot located?
    The property is located at 163 Goleta Court Rociada, NM.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: One‑acre lot bordering a large private ranch, offering privacy and views of the Rociada valley and Sangre de Cristo mountains.; Located within walking distance of the Pendaries public mountain golf course, with hiking, biking, and disc golf opportunities.; Convenient location with easy access to Angel Fire, Taos, and Santa Fe.
    (505) 699-0715
    We can help!
    Listing Contact
    Joann Olafson
    Real Estate License ID: 15216QB
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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.

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