Restaurant with Full-Service
For Sale
$2,750,000
8032 4th Street NW, Los Ranchos, NM 87114
CommercialSale, Los Ranchos, NM
Property Size8,591 SF
Lot Size2.04 Acres
Price / SF$320.10
Days on Market220
Property Features for 8032 4th Street NW
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-1
Parking
38
Parking features
Guest
Accessibility
Accessible Approach with Ramp
Directions
LT A PLAT OF LTS A & B LANDS OF PAUL P. BENAVIDEZ & RITA T. BENAVIDEZ CONT 2.0398 AC
Subdivision
100 - North Valley
Standard status
Active
APN
101506423700740107
Lot size
2.04 Acres
Taxes and HOA fees
Tax Annual Amount
14198
Building Details
Floors in Building
2
Listing Agency:
Berkshire Hathaway NM Prop · Berkshire Hathaway HomeServices
(505) 798-6300
Listed By:
724 Real Estate
(509) 220-1669
Added: Jan 27
Changed: Aug 19
Last Checked: Sep 4 at 2:06AM
MLS# 1098005
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 established restaurant property includes 8,591 square feet of dining and service space on 2.04 acres. The layout accommodates both smaller dining groups and larger gatherings, with outdoor patios incorporating koi ponds and garden areas. A full-service bar, commercial kitchens, and two large walk-in freezers support restaurant operations.
Located at 8032 4th Street NW in Los Ranchos, New Mexico, the property includes guest parking and an accessible approach with ramp. The restaurant has operated at this location for more than 50 years, providing a long operating history for an established food-service use.
Located at 8032 4th Street NW in Los Ranchos, New Mexico, the property includes guest parking and an accessible approach with ramp. The restaurant has operated at this location for more than 50 years, providing a long operating history for an established food-service use.
Key Highlights
- 8,591 square feet of dining and service space
- Restaurant property situated on 2.04 acres
- Full‑service bar with commercial kitchen facilities
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
$83,137
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
3.02%
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%
$1,662,740
$1.7M
Cap Rate 7%
$1,187,671
$1.2M
Cap Rate 9%
$923,744
$923.7K
Market Conditions
NOI Build-Up for 8,591 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
$118.6K $13.80/SF
− Vacancy
−$7.7K −$0.90/SF
EGI
$110.8K $12.90/SF
− OpEx
−$27.7K −$3.23/SF
NOI
$83.1K $9.68/SF
Area
ZIP 87114
Vacancy
6.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
25.00%
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%
$1,662,740
Cap Rate 7%
$1,187,671
Cap Rate 9%
$923,744
Alternative Uses
Best Use
Specialty Retail
$1.19M
$1.04M – $1.39M
NOI $83,137 @ 7.0% cap · market cap 3.02%
Second Best
Industrial
$734.5K
$642.7K – $857.0K
NOI $51,417 @ 7.0% cap · market cap 1.87%
Theoretical Best
Office A
$1.78M
$1.55M – $2.07M
NOI $124,350 @ 7.0% cap · market cap 4.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 62%
Shops & Services 21%
Dining 17%
Tractor Supply Co.
Home Improvements & Furnishings
23,540 visits/mo
0.4 miles
Family Dollar
Shops & Services
7,832 visits/mo
0.5 miles
Blake's LotaBurger
Dining
6,647 visits/mo
0.3 miles
Demographics for 87114, NM
69,402
Population
28,038
Households
2.5
Avg Household Size
37
Median Age
39%
College-Educated
95%
High-School Grad
20.9 sq mi
ZIP Area
3,321
Density / Sq Mi
$81,768
Median Household Income
$48,127
Median Earnings
$1,321
Median Rent
$296,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Expansive dining areas include patios, gardens, and koi ponds.
Where is this conventional restaurant located?
The property is located at 8032 4th Street NW Los Ranchos, NM.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 8,591 square feet of dining and service space; Restaurant property situated on 2.04 acres; Full‑service bar with commercial kitchen facilities
