Historic Ranch-Style Income
For Sale
$1,249,000
24 Matisse Road NE, Albuquerque, NM 87123
CommercialSale, Albuquerque, NM
Property Size8,134 SF
Lot Size10.71 Acres
Price / SF$153.55
Days on Market320
Property Features for 24 Matisse Road NE
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
A-2
Parking
10
Exterior features
PropaneTankOwned
Directions
From the intersection of Tramway and Central, continue east on Central and take NM 333 which crosses over I-40. Continue on NM 333 and turn north onto Matisse. On Matisse turn left at the fork in the road stay to the left and circle around to the back of the property. *(Only 3 miles from the intersection of Central and Tramway)
Subdivision
210 - Carnuel/Monticello
Standard status
Active
APN
102505709901830105
Lot size
10.71 Acres
Taxes and HOA fees
Tax Annual Amount
5182
Utilities
Utilities
Propane
Heating system
Electric (Heating), Propane (Heating), Baseboard, Hot Water(Heating)
Amenities
koi pond
privacy fence
shade trees
courtyards
rock fireplaces
wrought-iron porches
built-in BBQ pits
Building Details
Floors in Building
2
Building materials
Frame, Stone, Stucco
Listing Agency:
Keller Williams Realty
(505) 897-1100
Listed By:
Anne M Vallejos · License #41997
(505) 331-8306
Added: Nov 10, 2025
Changed: Sep 12
Last Checked: Sep 26 at 6:06PM
MLS# 1094602
Copyright © 2026 Southwest MLS. 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 residential income property includes a 1940 ranch-style home and two separate casitas. The property offers seven bedrooms and six bathrooms, with individual entries, private driveways, and courtyard areas serving the residences. Original architectural details include wood kitchen cabinetry, traditional bathtubs and showers, period flooring, stone fireplaces, wrought-iron porches, and built-in barbecue pits. Additional features include a koi pond, privacy fencing, shade trees, frame, stone and stucco construction, and an owned propane tank.
Located at 24 Matisse Road NE in Albuquerque, the property is associated with historic Route 66 and offers views toward the Sandia Mountains. National Forest hiking access is nearby, while I-40 access is available through the Tramway/Central exit. The property information also identifies residential financing approval for qualified buyers.
Located at 24 Matisse Road NE in Albuquerque, the property is associated with historic Route 66 and offers views toward the Sandia Mountains. National Forest hiking access is nearby, while I-40 access is available through the Tramway/Central exit. The property information also identifies residential financing approval for qualified buyers.
Key Highlights
- Seven bedrooms and six bathrooms across the residential property
- Main residence plus two casitas with separate entries
- Private driveways and courtyard areas for the residences
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
$68,705
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
5.50%
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%
$1,374,100
$1.4M
Cap Rate 7%
$981,500
$981.5K
Cap Rate 9%
$763,389
$763.4K
Market Conditions
NOI Build-Up for 8,134 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
$131.8K $16.20/SF
− Vacancy
−$6.9K −$0.84/SF
EGI
$124.9K $15.36/SF
− OpEx
−$56.2K −$6.91/SF
NOI
$68.7K $8.45/SF
Area
Albuquerque, NM
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,374,100
Cap Rate 7%
$981,500
Cap Rate 9%
$763,389
Alternative Uses
Best Use
Apartment 5plus
$981.5K
$858.8K – $1.15M
NOI $68,705 @ 7.0% cap · market cap 5.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,744 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 87123, NM
44,110
Population
20,533
Households
2.1
Avg Household Size
40
Median Age
33%
College-Educated
89%
High-School Grad
28.9 sq mi
ZIP Area
1,526
Density / Sq Mi
$61,552
Median Household Income
$35,867
Median Earnings
$995
Median Rent
$236,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Residential income property with a main residence, two casitas, private entries, courtyards, and Sandia Mountain views.
Where is this residential income property located?
The property is located at 24 Matisse Road NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: Seven bedrooms and six bathrooms across the residential property; Main residence plus two casitas with separate entries; Private driveways and courtyard areas for the residences
