Cutler Avenue Office Building For
For Sale
$3,000,000
Pending
4110 Cutler Ave NE, Albuquerque, NM 87110
Office building with electronic billboards and seller financing available.
Property Size17,936 SF
Days on Market577
Property Features for 4110 Cutler Ave NE
General Information
Standard status
Pending
Size
17,936 SF
Total Parking Spaces
50
Property subtype
Office
Zoning
NR-C
Amenities
50 Parking Spaces
Building Details
Year Built
2009
Listing Agency:
Absolute Investment Realty
Listed By:
Consuelo DeYoung · License #17866
(505) 363-6006
Source:
Carnm.resimplifi
Added: Feb 13, 2025
Changed: Sep 12
Last Checked: Sep 13 at 5:20AM
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 Absolute Investment Realty
Investment Insights
Based on property information with market context.
The property is located on Cutler Avenue NE with visibility from I-40 East and West. The building features attached electronic billboards, one facing east and the other west. The property is gated. Whitener Law Firm currently leases the second floor. The first floor is available for a new owner or tenant. Seller financing is available, amortized over 10 years at below current interest rates. The building has a property size of 17936 square feet.
Key Highlights
- High visibility location on Cutler Ave with I‑40 East and West exposure.
- Attached electronic billboards facing east and west.**
- Seller financing available, amortized over 10 years at below current interest rates.
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
$238,262
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
7.94%
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%
$4,765,240
$4.8M
Cap Rate 7%
$3,403,743
$3.4M
Cap Rate 9%
$2,647,356
$2.6M
Market Conditions
NOI Build-Up for 17,936 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
$387.4K $21.60/SF
− Vacancy
−$69.7K −$3.89/SF
EGI
$317.7K $17.71/SF
− OpEx
−$79.4K −$4.43/SF
NOI
$238.3K $13.28/SF
Area
Albuquerque, NM
Vacancy
18.00%
Lease Rate
$21.60 /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%
$4,765,240
Cap Rate 7%
$3,403,743
Cap Rate 9%
$2,647,356
Alternative Uses
Best Use
Office B
$3.40M
$2.98M – $3.97M
NOI $238,262 @ 7.0% cap · market cap 7.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.34M
$3.80M – $5.06M
NOI $303,735 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,173
Businesses Nearby
Explore this area
Business Placement
Demographics for 87110, NM
38,441
Population
19,591
Households
2
Avg Household Size
42
Median Age
38%
College-Educated
93%
High-School Grad
8.8 sq mi
ZIP Area
4,368
Density / Sq Mi
$63,593
Median Household Income
$40,244
Median Earnings
$1,096
Median Rent
$251,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Office building with electronic billboards and seller financing available.
Where is this office building located?
The property is located at 4110 Cutler Ave NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: High visibility location on Cutler Ave with I‑40 East and West exposure.; Attached electronic billboards facing east and west.**; Seller financing available, amortized over 10 years at below current interest rates.
