Retail Unit with Expansion
New
For Sale
$385,000
113-1005 S Saint Francis Dr, Santa Fe, NM 87501
Light-filled retail space with high ceilings, flexible rooms, and on-site parking in an active commercial setting.
Property Size1,376 SF
Price / SF$279.80
Days on Market6
Property Features for 113-1005 S Saint Francis Dr
General Information
Standard status
Active
Size
1,376 SF
Amenities
natural light
11-foot ceiling heights
updated restroom with kitchenette space
two separate rooms
Listing Agency:
Barker Realty, LLC
(505) 399-0538
Listed By:
Cozette E. Hansen · License #49928
(505) 399-0538
Source:
Exprealty
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 9:27AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Barker Realty, LLC
Investment Insights
Based on property information with market context.
This retail unit at Crossroads Center offers 1,376 SF of commercial space with abundant daylight across the primary sales area. The interior includes approximately 11-foot ceilings, an updated restroom with kitchenette space, and two separate rooms that can support offices, storage, or additional workspace. Development rights for approximately 800 additional square feet provide an option for future enlargement.
The property is positioned at 113-1005 S Saint Francis Dr in Santa Fe, at the intersection of S. St. Francis Drive and Cerrillos Road. On-site parking supports customer and staff access, while neighboring AutoZone and Chipotle contribute to an established retail environment and recognizable commercial setting.
The property is positioned at 113-1005 S Saint Francis Dr in Santa Fe, at the intersection of S. St. Francis Drive and Cerrillos Road. On-site parking supports customer and staff access, while neighboring AutoZone and Chipotle contribute to an established retail environment and recognizable commercial setting.
Key Highlights
- 1,376 SF retail unit at Crossroads Center
- Development rights for approximately 800 additional square feet
- Approximately 11‑foot ceiling heights in the retail area
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
$17,450
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
4.53%
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%
$349,000
$349.0K
Cap Rate 7%
$249,286
$249.3K
Cap Rate 9%
$193,889
$193.9K
Market Conditions
NOI Build-Up for 1,376 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
$27.2K $19.80/SF
− Vacancy
−$2.3K −$1.68/SF
EGI
$24.9K $18.12/SF
− OpEx
−$7.5K −$5.44/SF
NOI
$17.5K $12.68/SF
Area
Santa Fe County, NM
Vacancy
8.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
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%
$349,000
Cap Rate 7%
$249,286
Cap Rate 9%
$193,889
Alternative Uses
Best Use
Retail
$249.3K
$218.1K – $290.8K
NOI $17,450 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$373.6K
$326.9K – $435.9K
NOI $26,155 @ 7.0% cap · market cap 6.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,857
Businesses Nearby
164k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 52%
Home Improvements & Furnishings 17%
Dining 16%
Apparel 10%
Market Street
Groceries
66,461 visits/mo
0.3 miles
HomeGoods
Home Improvements & Furnishings
26,258 visits/mo
0.2 miles
Sprouts Farmers Market
Groceries
18,609 visits/mo
0.3 miles
Burger King
Dining
17,092 visits/mo
0.1 miles
REI
Apparel
16,262 visits/mo
0.5 miles
Demographics for 87501, NM
15,116
Population
10,480
Households
1.4
Avg Household Size
58
Median Age
61%
College-Educated
97%
High-School Grad
50.6 sq mi
ZIP Area
299
Density / Sq Mi
$81,229
Median Household Income
$52,851
Median Earnings
$1,516
Median Rent
$649,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Light-filled retail space with high ceilings, flexible rooms, and on-site parking in an active commercial setting.
Where is this retail space located?
The property is located at 113-1005 S Saint Francis Dr Santa Fe, NM.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 1,376 SF retail unit at Crossroads Center; Development rights for approximately 800 additional square feet; Approximately 11‑foot ceiling heights in the retail area
